HomeMy WebLinkAbout20230404160900515{Ada County Highway District
Judy Peavey -Derr, President
318 EastStreet
Dave Bivens, 1st Vice President
Garden City ID 83714-6499
Sherry R. Huber, 2nd Vice President
Phone (208) 387-6100
Susan S. Eastlake, Commissioner
FAX (208) 387-6391
David E. Wynkoop, Commissioner
E-mail: tellus@ACHD.ada.id.us
April 19, 2001
RECEIVEr
TO: David Waldron APR 2 3 2001
1933 Springbrook Lane
Boise, Idaho 83706 CITY OF MERIDI_z,.N
FROM: Christy Richardson, Principal Development Analyst
Planning & Development
SUBJECT: MCUP01-007/MAZ01-004
216 -unit apartments
1470 Locust Grove Road
The Commissioners of the Ada County Highway District on April 18, 2001 acted on your application for the
above referenced project. The attached staff report lists conditions of approval and street improvements,
which are required.
If you have and questions, please feel free to contact me at (208) 387-6170.
Cc: Planning & Development/chron/project file
City of Meridian
Construction Services — John Edney
Drainage — Chuck Rinaldi
The Land Group Inc Phil Hull 128 S. Eagle Road Eagle Idaho 83616
Barbara Myall 6227 Marlborough Drive Goleta CA 93117
r
(Jr0 ISO I
ADA COUNTY HIGHWAY DISTRICT
Planning and Development Division
Development Application Report
MCUP-01-007/MAZ-01-004 1470 Locust Grove Road
216 -unit apartment complex
This application has been referred to ACRD by the City of Meridian for review and comment. The
applicant is requesting a rezone from RUT to R-15, and conditional use approval to construct a 216 -
unit residential apartment complex. The 16 -acre site is located on the east side of Locust Grove Road
approximately 400 -feet south of Fairview Avenue. This development is estimated to generate 1,460
additional vehicle trips per day (0 existing) based on the submitted traffic study.
Roads impacted by this development: Fairview Avenue
Locust Grove Road
Wilson Street
ACHD Commission Date — April 18, 2001
Facts and Findings:
A. General Information
Owner — Babara Myall
Applicant — David Waldron
RUT- Existing zoning (rural transitional)
R-15 — Proposed Zoning (high density)
16- Acres
216- Proposed dwelling units
0 - Total lineal feet of proposed public streets
1,460- Total vehicle trips per day
266 - Traffic Analysis Zone (TAZ)
West Ada - Impact Fee Service Area
Meridian - Impact Fee Assessment District
Fountain Park.cn»n
Page ]
MCUP-01-0071MAZ-01-004
Fountain Park Apartments
N
\\rI.
900 0 900 1800 Feet
S
Fountain Park.cnun
Page 2
Fairview Avenue
Fairview Avenue is a principal arterial
Traffic count on Fairview Avenue e/o Locust Grove Road was 31,033 on 7/6/00.
LOS "D" -Existing Level of Service
LOS "D" -Existing plus project build -out Level of Service
0 -feet of frontage
Fairview Avenue is improved with five lanes with no curb or gutter.
Locust Grove Road
Locust Grove Road is a minor arterial with bike lane designation
Traffic count on Locust Grove Road n/o Pine Avenue was 6,326 on 10/18/00.
Better than "C" -Existing Level of Service
Better than "C" -Existing plus project build -out Level of Service
350 -feet of frontage
75 -feet existing right-of-way (45 -feet from centerline)
96 -feet required right-of-way (48 -feet from centerline)
Locust Grove Road is improved with two lanes no curb, gutter or sidewalk.
Locust Grove between Franklin Road and Fairview Avenue is currently in the Five Year Work
Program.
Wilcnn CtYPPt
Wilson Street is a local/commercial street
No traffic count available
1,020 -feet of frontage
60 -feet existing right-of-way (30 -feet from centerline)
No additional right-of-way required
Wilson Street is improved with a 36 -foot street section with curb, gutter and sidewalk on the
north side of the street.
B. On March 19, 2001, the District Planning and Development staff inspected this site and
evaluated the transportation system in the vicinity. On March 23, 2001, the staff met as the
District's Technical Review Committee and reviewed the impacts of this proposed development
on the District's transportation system. The results of that analysis constitute the following Facts
and Findings and recommended Site Specific Requirements.
Fountain Park.cnun
Page 3
C. A traffic study was submitted for Fountain Park Apartments in Meridian, Idaho. The key
findings of the traffic study include the following:
■ Under the current application, Fountain Park Apartments is proposed to include a total of 220
units situated on a 16 -acre site. (ajy)lication stated 216)
■ Under the current application the proposed project is expected to generate 1,460 daily vehicle
trips. This would include 136 trips during the p.m. peals hour.
■ The project will be developed in phases and is expected to be fully developed by the year 2005.
■ The site is proposed to have a primary access onto Locust Grove Road and a minor access onto
Wilson Lane.
■ The intersection of Fairview Avenue and Locust Grove Road is controlled by a traffic signal.
The four approaches all include left -turn bays and the westbound approach includes an
exclusive right -turn lane.
■ The intersection of Pine Street and Locust Grove Road is currently a three-legged intersection
with Locust Grove ending at Pine Street. The Locust Grove traffic is currently controlled by a
stop sign with Pine Street traffic having the right-of-way. After construction of the extension of
Locust Grove to Franklin the intersection of Pine Street and Locust Grove Road will most
likely be an all -way stop controlled intersection. The connection of Pine Street from Eagle
Road to Locust Grove is currently in the Five Year Work Program (RD 129), and is currently
projected for a FY 2003 construction.
■ The site access on Locust Grove will operate at a Level of Service (LOS) C at build out.
■ Locust Grove Road is classified as a minor arterial and is currently a two-lane paved road.
Included in the current ACHD Five Year Work Program, FY 01-05, is a project that will extend
Locust Grove Road from Fairview Avenue to Franklin Avenue. The current roadway extends
only from Fairview Avenue to Pine Street. The project will widen the roadway to 3 -lanes and
include a new railroad crossing. Preliminary engineering is budgeted for FY 2003 and
constriction is scheduled for FY 2005.
■ Fairview Avenue is classified as a principal arterial and is currently a five -lane roadway. In
addition to the project listed for Locust Grove Road between Fairview and Franklin, ACHD
will be reconstructing Locust Grove Road from Fairview Avenue to Ustick Road to a 3 -lane
roadway. The north intersection at the intersection of Fairview and Locust Grove will be built
to a 5 -lane standard. This project is scheduled for construction during this years work program.
■ With no improvements to the southern approach at the intersection of Locust Grove and
Fairview, the intersection will operate at a LOS E at build -out. With the addition of an
additional through lane the intersection will operate at a LOS D. The addition of this through
lane will not be required with this application.
■ The intersection of Pine Street and Locust Grove Road currently operates at a LOS C for the
Locust Grove traffic. The intersection is projected to operate at a LOS C at build -out with the
all -way stop controls added.
■ The study recommends that a center left -turn lane be constructed on Locust Grove Road to
accommodate the site traffic.
Fountain Park.cnun
Page 4
D. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact Construction Services at 387-6280 (with file numbers) for details.
E. The applicant should be required to construct club, gutter and a 5 -foot wide concrete sidewalk
and match paving on Wilson Street. Wilson Street should be improved to one-half of a 40 -foot
street section.
F. District policy requires driveways on local streets to offset a minimum of 50 -feet from public
sheet intersections. Driveways on Wilson Lane should be located a minimum of 50 -feet from
Locust Grove Road. Pave driveways their fill width of 24 to 30 -feet and at least 30 -feet beyond
the edge of pavement of Wilson Lane.
G. District policy requires driveways on Locust Grove to align or offset a minimum of 150 -feet
from any existing or proposed driveways, and streets. The applicant is proposing to construct a
driveway on Locust Grove located 265 -feet south of Wilson Lane.
On February 28, 2001, the ACHD Commission reviewed and approved Locust Grove Place on
the west side of Locust Grove Road, just to the south of this site. The Commission approved an
entrance to that site off Locust Grove Road. This applicant has sufficient frontage and should be
required to offset a minimum of 150 -feet from the approved entrance with Locust Grove Place.
The applicant is proposing to construct a median in the driveway. The drive aisles oil both sides
of the median should be a minimum of 20 -feet wide. The driveway should be paved its fiull
width and at least 30 -feet beyond the edge of pavement of Locust Grove Road with 15 -foot radii
abutting the pavement edge.
H. District policy requires the applicant to construct a 5 -foot wide concrete sidewalk on Locust
Grove Road abutting the site. This segment of Locust Grove Road is in the Five Year Work
Program for widening in 2005 with curb, gutter and sidewalk. Staff typically recommends that
the applicants provide a road trust deposit for improvements when the abutting roadway is listed
in the Five Year Work Program. However, due to the pedestrian usage generated by this site,
and development in the area, staff recommends that the applicant construct a 5 -foot wide
concrete sidewalk in lieu of providing a road trust deposit. The applicant should coordinate the
design and location of the sidewalk with District staff.
The applicant should be required to locate any proposed gated entry a minimum of 50 -feet from a
public road. Coordinate the location of any proposed gated entry with District staff.
All utility and irrigatioru relocation costs associated with improving street frontages abutting the
site should be borne by the developer.
K. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat
should be owned and maintained by a homeowners association.
Fountain Park.cmm
Page 5
L. In accordance with the submitted traffic study, the applicant should be required to construct a
center turn lane on Locust Grove Road for the driveway intersection. The turn lane should be
constructed to provide a minimum of 100 -feet of storage with shadow tapers for both the
approach and departure directions. Coordinate the design of the turn lane with District staff.
M. Based on development patterns in this area and the resulting traffic generation, staff anticipates
that the transportation system will be adequate to accommodate additional traffic generated by
this proposed development with the requirements outlined within this report.
The following Site Specific Requirements and Standard Requirements must be met or provided
for prior to ACHD approval of the final plat:
Site Specific Requirements:
Dedicate 48 -feet of right-of-way from the centerline of Locust Grove Road abutting the parcel
by means of recordation of a final subdivision plat or execution of a warranty deed prior to
issuance of a building permit (or other required pennits), whichever occurs first. Allow up to
30 business days to process the right-of-way dedication after receipt of all requested material.
The owner will be paid the fair market value of the right-of-way dedicated which is an addition
to existing ACHD right-of-way.
2. Construct a 5 -foot wide concrete sidewalk on Locust Grove Road located 2 -feet within the
right-of-way. If the sidewalk meanders out of the right-of-way, the applicant shall provide an
easement.
Construct curb, gutter and a 5 -foot wide concrete sidewalk and match paving on Wilson Street.
Construct Wilson Lane to one-half of a 40 -foot street section.
4. Driveways on Wilson Lane shall be located a minimum of 50 -feet from public street
intersections. Pave driveways their frill width of 24 to 30 -feet and at least 30 -feet beyond the
edge of pavement of Wilson Lane.
Construct a driveway on Locust Grove located a minimum of 150 -feet from any existing or
proposed driveways or streets. Verify that the driveway location is offset 150 -feet from the
approved driveway at Locust Grove Place. The applicant is proposing to construct a median in
the driveway. The drive aisles on both sides of the median shall be a minimum of 20 -feet wide,
Pave the driveway its full width and at least 30 -feet beyond the edge of pavement of Locust
Grove Road with 15 -foot radii abutting the pavement edge.
Fountain Park.cmmn
Page 6
6. Construct a center turn lane on Locust Grove Road for the driveway intersection. The turn lane
shall be constructed to provide a minimum of 100 -feet of storage with shadow tapers for both
the approach and departure directions. Coordinate the design of the turn lane with District staff.
Locate any proposed gated entry a minimum of 50 -feet from a public road. Coordinate the
location of any proposed gated entry with District staff.
All utility and irrigation relocation costs associated with improving street frontages abutting the
site should be borne by the developer.
9. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat
shall be owned and maintained by a homeowners association.
10. Other than the access point specifically approved with this application, direct lot or parcel
access to Locust Grove Road is prohibited.
Standard Requirements:
A request for modification, variance or waiver of any requirement or policy outlined herein
shall be made in writing to the ACHD Planning and Development Supervisor. The request
shall specifically identify each requirement to be reconsidered and include a written explanation
of why such a requirement would result in a substantial hardship or inequity. The written
request shall be submitted to the District no later than 9:00 a.m. on the day scheduled for
ACHD Commission action. Those items shall be rescheduled for discussion with the
Commission on the next available meeting agenda.
Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action
do not provide sufficient time for District staff to remove the item from the consent agenda and
report to the Commission regarding the requested modification, variance or waiver. Those
items will be acted on by the Commission unless removed from the agenda by the Commission.
After ACHD Commission action, any request for reconsideration of the Commission's action
shall be made in writing to the Planning and Development Supervisor within six days of the
action and shall include a minimum fee of $110.00. The request for reconsideration shall.
ficallv identify each requirement to be reconsidered and include written documentation of
data that was not available to the Commission at the time of its original decision. The request
for reconsideration will be heard by the District Commission at the next regular meeting of the
Commission. If the Commission agrees to reconsider the action, the applicant will be notified
of the date and time of the Commission meeting at which the reconsideration will be heard.
Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #193, also known as Ada County Highway District Road Impact
Fee Ordinance.
Fountain Park.cnun
Page 7
4. All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services
procedures and all applicable ACRD Ordinances unless specifically waived herein. An
engineer registered in the State of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
6. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to
ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two frill
business days prior to breaking ground within ACHD right-of-way. The applicant shall contact
ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
8. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
9. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans,
or other regulatory and legal restrictions in force at the time the applicant or its successors in
interest advises the Highway District of its intent to change the planned use of the subject
property unless a waiver/variance of said requirements or other legal relief is granted pursuant
to the law in effect at the time the change in use is sought.
Conclusion of Law:
1. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Should you have any questions or comments, please contact the Planning and Development
Division at 387-6170.
Submitted by:
Commission Action:
Planning and Development Staff April 18, 2001
Fountain Park.cnim
Page 8
FILE COPY
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
APPLICATION OF DAVID
WALDRON, THE
APPLICATION FOR
ANNEXATION AND ZONING
OF 16 ACRES FOR PROPOSED
FOUNTAIN PARK
SUBDIVISION, LOCATED AT
THE SOUTHEAST CORNER OF
LOCUST GROVE AND WILSON
LANE, MERIDIAN, IDAHO
C/C 05-01-01
Case No. AZ -01-004
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
DECISION AND ORDER
GRANTING APPLICATION
FOR ANNEXATION AND
ZONING
The above entitled annexation and zoning application having come on for
public hearing on May 1, 2001, at the hour of 6:30 p.m., and Shari Stiles, Planning
and Zoning Administrator, appeared and testified, and appearing on behalf of the
Applicant were David Waldron and Phil Hull, and no one appeared in opposition,
and the City Council having duly considered the evidence and the record in this
matter therefore makes the following Findings of Fact and Conclusions of Law, and
Decision and Order:
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONINGBY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION - (AZ -01-004)
11
Page 1
FINDINGS OF FACT
1. The notice of public hearing on the application for annexation and
zoning was published for two (2) consecutive weeks prior to said public hearing
scheduled for May 1, 2001, before the City Council, the first publication appearing
and written notice having been mailed to property owners or purchasers of record
within three hundred feet (300') of the external boundaries of the property under
consideration more than fifteen (15) days prior to said hearing and with the notice of
public hearing having been posted upon the property under consideration more than
one week before said hearing; and that copies of all notices were made available to
newspaper, radio and television stations as public service announcements; and the
matter having been duly considered by the City Council at the May 1, 2001, public
hearing; and the applicant, affected property owners, and government subdivisions
providing services within the planning jurisdiction of the City of Meridian, having
been. given full opportunity to express comments and submit evidence.
2. There has been compliance with all notice and hearing requirements set
forth in Idaho Code §§ 67-6509 and 67-6511, and Meridian City Code §§ 11-15-5
and 11-16-1.
3. The City Council takes judicial notice of its zoning, subdivisions and
development ordinances codified at Titles. 11 and 12, Meridian City Code, and all
current zoning maps thereof, and the Comprehensive Plan of the City of Meridian
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 2
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONINGBY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION — (AZ -01-004)
adopted December 21, 1993, Ordinance No. 629, January 4,1994, and maps and the
ordinance establishing the Impact Area Boundary.
4. The property, which is the subject of the application for annexation and
Zoning, is described in the application, and by this reference is incorporated herein as
if set forth in full.
5. The property is approximately 16 acres in size and is located at the
southeast corner of Locust Grove and Wilson Lane. The property is designated as
Fountain Park.
6. The owner of record of the subject property is Barbara Myall of Goleta,
California.
7. Applicant is David Waldron of Boise, Idaho.
8. The property is presently zoned by Ada County as R -T, and consists of
vacant land.
9. The Applicant requests the property be zoned as R-15.
10. The subject property is bordered by CG, RUT and R-40 zoning and city
limits of the City of Meridian are adjacent and abut to the north of the subject
property.
11. The property which is the subject of this application is within the Area
of Impact of the City of Meridian.
12. The entire parcel of the property is included within the Meridian Urban
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 3
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONINGBY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION - (AZ -01-004)
Service Planning Area as defined in the Meridian Comprehensive Plan.
13. The Applicant proposes to develop the subject property in the following
manner: 216 unit apartment complex.
14. The Applicant requests zoning of the subject real property as R-15
which is consistent with the Meridian Comprehensive Plan Generalized Land Use
Map which designates the subject property as Mixed Use.
15. There are no significant or scenic features of major importance that
affect the consideration of this application.
16. Giving due consideration to the comment received from the
governmental subdivisions providing services in the City of Meridian planning
jurisdiction, public facilities and services required by the proposed development will
not impose expense upon the public if the following conditions of development are
imposed:
Adopt the Recommendations of the Planning and Zoning and Engineering
Staff as follows:
16.1 Applicant shall be required to enter into a Development Agreement with
the City as a condition of annexation. The Development Agreement
shall address, among other things, specific landscape/common area
requirements, phasing timeframes, any building height limitations,
signage, pathways, and other items as required by the Commission or
Council.
16.2 All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or laying adjacent and contiguous to the parcel,
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 4
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION - (AZ -01-004)
except the Jackson Drain, shall be tiled per City Ordinance 12-4-13.
Plans shall need to be approved by the appropriate irrigation/drainage
district, or lateral users association, with written confirmation of said
approval submitted to the Public Works Department. It is recognized by
the City that the Applicant proposes to keep the Jackson Drain open as
a project amenity.
16.3 Any existing domestic wells and/or septic systems within this project
shall have to be removed from their domestic service per City Ordinance
Section 9-1-4 and 9-4-8. Wells shall be used for non-domestic purposes
such as landscape irrigation.
16.4 Two -hundred -fifty- and 100 -watt, high-pressure sodium streetlights shall
be required at locations designated by the Public Works Department.
All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants.
16.5 Outside lighting shall be designed and placed so as not to direct
illumination on any nearby residential areas and in accordance with
City Ordinance Sections 11-13-4.C. and 12-5-2.M.
16.6 Off street parking shall be provided in accordance with the City of
Meridian Ordinance 11-13 for use of property.
16.7 A drainage plan designed by a State of Idaho licensed architect or
engineer is required and shall be submitted to the City Engineer
(Ord. 557, 10-1-91) for all off-street parking areas. All site drainage shall
be contained and disposed of on-site.
16.8 All signage in the proposed project shall be in accordance with the
standards set forth in Section 11-14 of the City of Meridian Zoning and
Development Ordinance. No temporary signage, flags, banners or
flashing signs shall be permitted.
16.9 Provide five -foot -wide sidewalks in accordance with City Ordinance
Section 12-5-2.K.
16.10 All construction shall conform to the requirements of the Americans
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 5
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONINGBY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION - (AZ -01-004)
with Disabilities Act.
16.11 Underground year-round pressurized irrigation shall be provided to all
landscape areas on site. Submit hook-up and design details based on the
proposed landscaping. Due to the size of landscaped area, primary
water supply connection to the City's mains shall not be allowed.
Applicant shall be required to utilize any existing surface or well water
for the primary source. If City water is proposed as a secondary source,
developer shall be responsible to pay water assessments for the entire
common open area.
Adopt the Recommendations of the Nampa &. Meridian Irrigation District as
follows:
16.12 All laterals and waste ways shall be protected. All municipal surface
drainage shall be retained on site. If any surface drainage leaves the site,
the Nampa &. Meridian Irrigation District shall review drainage plans.
The developer shall comply with Idaho Code 31-3805.
Adopt the Recommendations of the Ada County Highway District as follows:
16.13 Dedicate 48 -feet of right-of-way from the centerline of Locust Grove
Road abutting the parcel by means of recordation of a final subdivision
plat or execution of a warranty deed prior to issuance of a building
permit (or other requirement permits), whichever occurs first.
16.14 Construct a 5 -foot wide concrete sidewalk on Locust Grove Road
located 2 -feet within the right-of-way. If the sidewalk meanders out of
the right-of-way, the applicant shall provide an easement.
16.15 Construct curb, gutter and a 5 -foot wide concrete sidewalk and match
paving on Wilson Street. Construct Wilson Lane to one-half of a 40 -
foot street section.
16.16 Driveways on Wilson Lane shall be located a minimum of 50 -feet from
public street intersections. Pave driveways their full width of 24 to 30 -
feet and at least 30 -feet and at least 30 -feet beyond the edge of
pavement of Wilson Lane.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 6
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONINGBY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION - (AZ -01-004)
16.17 Construct a driveway on Locust Grove located a minimum of 150 -feet
from any existing or proposed driveways or streets. Verify that the
driveway location is offset 150 -feet from the approved driveway at
Locust Grove Place. The applicant is proposing to construct a median
in the driveway. The drive aisles on both sides of the median shall be a
minimum of 20 -feet wide. Pave the driveway its full width and at least
30 -feet beyond the edge of pavement of Locust Grove Road with 15 -
foot radii abutting the pavement edge.
16.18 Construct a center turn lane on Locust Grove Road for the driveway
intersection. The turn lane shall be constructed to provide a minimum
of 100 -feet of storage with shadow tapers for both the approach and
departure directions. Coordinate the design of the turn lane with
District staff.
16.19 Locate any proposed gated entry a minimum of 50 -feet from a public
road. Coordinate the location of any proposed gated entry with District
staff.
16.20 All utility and irrigation relocation costs associated with improving
street frontages abutting the site shall be borne by the developer.
16.21 Any proposed landscape islands/medians within the public right-of-way
dedicated by this plat shall be owned and maintained by a homeowners
association.
16.22 Other than the access point specifically approved with this application,
direct lot or parcel access to Locust Grove Road is prohibited.
16.23 Additionally, Applicant shall comply with the ACHD's Standard
Requirements in their letter dated April 19, 2001.
17. It is found that if the developer pays for the requested improvements
and complies with the conditions set forth in these Findings of Fact No. 16, and all
sub -parts, the economic welfare of the City and its residents and tax and rate payers
will be protected, which requirement shall be included in a development agreement, a
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 7
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONINGBY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION - (AZ -01-004)
condition of annexation and zoning designation.
18. It is also found that the development considerations as referenced in
Finding No. 16 are reasonable to require and must be taken into account, in order to
assure the proposed development is designed, constructed, operated and maintained
in a manner which is harmonious and appropriate in appearance with the existing, or
intended character of the general vicinity, in order to assure that the proposed use
will not change the essential character of the affected vicinity and will insure that the
proposed uses will not be hazardous or disturbing to the existing, or future
neighboring uses, particularly considering the impact of proposed development on
potential to produce excessive traffic, noise, smoke, fumes, glare and odors.
19. It is found that the zoning of the subject real property as Medium High
Density Residential District (R-1 S) requires connection to the Municipal Water and
Sewer systems and will be compatible with the Applicant's development intentions,
and will assure that the zoning is consistent with the Meridian Comprehensive Plan
Generalized Land Use Map which designates the subject property as Mixed Use.
20. The subject annexation request and zoning designation and proposed
development relates and is compatible to the goals and policies of the Comprehensive
Plan of the City as follows:
20.1 The consideration of the provisions of the Comprehensive Plan and the
requirements of the zoning ordinance assure that the processing of such
application is the management of growth with the aim to achieve high-
quality development. Enhancement of Meridian's quality of life for all
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 8
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION -(AZ-01-004)
residents is achieved by applying the criteria of the Comprehensive Plan
and the zoning ordinance of the City to all applications such as the
subject application.
20.2 This proposed new growth development will finance public service
expansion by the requirement herein that the applicant comply with the
requests submitted of the political subdivisions responses within the
Meridian Urban Service Planning Area submitted in the record of this
matter.
20.3 The application is consistent with Meridian's self identity.
20.4 The preservation and improvement of the character and quality of
Meridian's man-made environment while maintaining its identity as a
self-sufficient community is achieved by applying the criteria of the
Comprehensive Plan and the zoning ordinance of the City to the subject
application.
20.5 Compliance with the .requests of the political subdivisions providing
services, assures that community services are being provided for existing
and projected needs and that the land use patterns of the City are
balanced to insure that revenues pay for services and that the Urban
Service Planning Area is visually attractive, efficiently managed and
clearly identifiable.
20.6 Compatible and efficient use of land through innovative and functional
site design is achieved by applying the criteria of the Comprehensive
Plan and the zoning ordinance of the City to the subject application.
21. The property can be physically serviced with City water and sewer.
CONCLUSIONS OF LAW
1. The City of Meridian has authority to annex real property upon written
request for annexation and the real property being contiguous or adjacent to city
boundaries and that said property lies within the area of city impact as provided by
Idaho Code Section 50-222. The Meridian City Code § 11-16 provides the City may
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 9
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONINGBY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION - (AZ -01-004)
annex real property that is within the Meridian Urban Service Planning Area as set
forth in the City's Comprehensive Plan.
2. The Council may take judicial notice of government ordinances, and
policies, and of actual conditions existing within the City and State.
3. The City of Meridian has exercised its authority and responsibility as
provided by "Local Land Use Planning Act of 1975', codified at Chapter 65, Title 67,
Idaho Code by the adoption of `Comprehensive Plan, City of Meridian, adopted
December 21, 1993, Ord. No. 629, January 4, 1994.'
4. The following are found to be pertinent provisions of the City of
Meridian Comprehensive Plan and are applicable to this Application:
4.A The Goals of the Comprehensive Plan are set forth at Page 5 and
include:
4.1 To preserve Meridian's environmental quality and to make
provisions for and improve the total natural environment by
adopting City-wide and Urban Service Planning Area policies,
which deal with area -specific policies and programs.
4.2 To ensure that growth and development occur in an orderly
fashion in accordance with adopted policies and procedures
governing the use of land, residential development the
provision of services and the distribution of new housing
units within the Urban Service Planning Area.
4.3 To encourage the kind of economic growth and development
which supplies employment and economic self-sufficiency for
existing and future residents, reduces the present reliance on
Boise and strengthens the City's ability to finance and
implement public improvements, services and its open space
character.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 10
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONINGBY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION - (AZ -01-004)
4.4 To provide housing opportunities for all economic groups
within the community.
4.5 To preserve and improve the character and quality of
Meridian's man-made environment while maintaining its
identity as a self-sufficient community.
4.6 To encourage cultural, educational and recreational facilities
which will fill the needs and preferences of the citizens of
Meridian and to insure that these facilities are available to all
residents of the City.
4.7 To provide community services to fit existing and projected
needs.
4.8 To establish compatible and efficient use of land through the
use of innovative and functional site design.
4.9 To encourage a balance of land use patterns to insure that
revenues pay for services.
4.10 To create an Urban Service Planning .Area which is visually
attractive, efficiently managed and clearly identifiable.
4.B The sections of the Comprehensive Plan that most directly apply to the
proposed project are as follows:
4.1 Land Use
1.4U - Encourage new development that reinforces the City's
present development pattern of higher density development within
the Old Town area and lower density development in outlying areas.
1.8U - Promote the development of high-quality and
environmentally compatible residential areas that contain the
necessary parks, schools and commercial facilities to maintain and
form identifiable neighborhoods.
2.1U - Support a variety of residential categories (urban, rural,
single-family, multi -family, townhouses, duplexes, apartments,
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 11
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY DAVID WALDRON
FOUNTAIN PARD SUBDIVISION — (AZ -01-004)
condominiums, etc.) for the purpose of providing the City with a
range of affordable housing opportunities.
2.2U - Support strategies for the development of neighborhood
parks within all residential areas.
2.3U - Protect and maintain residential neighborhood property
values, improve each neighborhood's physical condition and
enhance its quality of life for residents.
6.8U - New urban density subdivisions which abut or are proximal
to existing rural residential land uses shall provide screening and
transitional densities with larger, more comparable lot sizes to buffer
the interface between the urban level densities and rural residential
densities.
Natural Resources and Hazardous Areas
1.1 U - Identify and protect areas with special characteristics such as
stream corridors, canals, and wetlands.
2.1U - Development along major drainage ways will be restricted to
ensure that development does not cause additional ground or
surface water contamination.
3.1 U - Manage and prevent unsuitable uses along drainageways and
protect the flood plains of creeks and drains.
Transportation
1.4U - Monitor and coordinate the compatibility of the land use
and transportation system.
1.20U - Encourage proper design of residential neighborhoods to
ensure their safety and tranquility.
Open Space, Parks and Recreation
2.5U - New subdivision development... will be considered as
opportunities to ... Encourage the development of recreational open
spaces and parks as part of new planned developments.
Housing
1.1 - ...provide for a wide diversity of housing types ... in a variety
of locations suitable for residential development.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 12
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONINGBY DAVID WALDRON
FOUNTAIN PARD SUBDIVISION - (AZ -01-004)
1.4 - The development of housing for all income groups close to
employment and shopping centers shall be encouraged.
1.6 - Housing proposals shall be phased with transportation,
open space and public service and facility plans, which will
maximize benefits to the residents, minimize conflicts and
provide a tie-in between new residential areas and service needs.
1.19 - High-density development, where possible, should be
located near open space corridors or other permanent major open
space and park facilities, and near major access thoroughfares.
Community Designn Chapter
5.2 - Ensure that all new development enhances rather than
detracts from the visual quality of its surroundings, especially in
areas of prominent visibility.
6.1 lU - Promote well-planned and well -designated affordable
housing in all Meridian neighborhoods.
5. The zonings of Medium High Residential District (R-15) is defined in the
Zoning Ordinance at § 11-7-2 E as follows:
(R-15) Medium High Density Residential District: The purpose of
the R-15 District is to permit the establishment of medium-high density
single-family attached and multi -family dwellings at a density not
exceeding fifteen (15) dwelling units per acre. All such districts must have
direct access to a transportation arterial or collector, abut or have direct
access to a park or open space corridor, and be connected to the Municipal
water and sewer systems of the City. The predominant housing types in
this District will be patio homes, zero lot line single-family dwellings,
townhouses, apartment buildings and condominiums.
6. By authority of the City of Meridian under the Comprehensive Plan, a
conditional use permit is required for Applicant to construct and develop a possible
mixed/planned unit development.
7. Since the annexation and zoning of land is a legislative function, the City
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 13
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION - (AZ -01-004)
has authority to place conditions upon the annexation of land. See Burt vs. The Citv of
Idaho Falls, 105 Idaho 65, 665 P2d 1075 (1983).
8. The development of the annexed land, if annexed, shall meet and comply
with the Ordinances of the City of Meridian including, but not limited to: Section 12-2-
4 which pertains to development time schedules and requirements; Section 12-4-13,
which pertains to the piping of ditches; and Section 12-5-2 N, which pertains to
pressurized irrigation systems.
9. The development of the property shall be subject to and controlled by the
Zoning and Subdivision and Development Ordinances of the City of Meridian.
10. Section 11-16-4 A of the Zoning and Development Ordinance provides in
part as follows:
If property is annexed and zoned, the City may require or permit, as a condition
of the zoning, that an owner or developer make a written commitment concerning
the use or development of the subject property. If a commitment is required or
permitted, it shall be recorded in the office of the Ada County Recorder and shall
take effect upon the adoption of the ordinance annexing and zoning the property,
or prior if agreed to by the owner of the parcel. Unless the commitment is
modified or terminated by the City Council, the commitment shall be binding on
the owner of the parcel, each subsequent owner, and each other person acquiring
an interest in the property. A commitment is binding on the owner of the
property even if it is unrecorded; however, an unrecorded commitment is binding
on subsequent owners and each other person acquiring an interest in the property
only if the subsequent owner and each other person acquiring an interest in the
property has actual notice of the commitment.
DECISION AND ORDER
NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 14
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONINGBY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION - (AZ -01-004)
V
FINDINGS OF FACT AND CONCLUSIONS OF LAW, the City Council does
hereby Order and this does Order:
1. The applicant's request for annexation and zoning of approximately 16
acres to Medium High Density Residential District (R-15) is granted subject to the
terms and conditions of this Order hereinafter stated.
2. The application is for annexation and zoning of 16 acres. The legal
description shall be prepared by a Registered Land Surveyor, Licensed by the State of
Idaho, and shall conform to all the provisions of the City of Meridian Resolution No.
158. The legal description for annexation must place this parcel contiguous to the
Corporate City Limits per Ordinance No. 686.
3. Developer enter into a Development Agreement that provides in the
event the conditions therein are not met by the Developer that the property shall be
subject to de -annexation, with the City of Meridian, which provides for the following
conditions of development, to -wit:
Adopt the Recommendations of the Planning and Zoning and Engineering
Staff as follows:
3.1 Applicant shall be required to enter into a Development Agreement with
the City as a condition of annexation. The Development Agreement
shall address, among other things, specific landscape/common area
requirements, phasing timeframes, any building height limitations,
signage, pathways, and other items as required by the Commission or
Council.
3.2 All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or laying adjacent and contiguous to the parcel,
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 15
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONINGBY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION — (AZ -01-004)
except the Jackson Drain, shall be tiled per City Ordinance 12-4-13.
Plans shall need to be approved by the appropriate irrigation/drainage
district, or lateral users association, with written confirmation of said
approval submitted to the Public Works Department. It is recognized by
the City that the Applicant proposes to keep the Jackson Drain open as
a project amenity.
3.3 Any existing domestic wells and/or septic systems within this project
shall have to be removed from their domestic service per City Ordinance
Section 9-1-4 and 9-4-8. Wells shall be used for non-domestic purposes
such as landscape irrigation.
3.4 Two -hundred -fifty- and 100 -watt, high-pressure sodium streetlights shall
be required at locations designated by the Public Works Department.
All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants.
3.5 Outside lighting shall be designed and placed so as not to direct
illumination on any nearby residential areas and in accordance with
City Ordinance Sections 11-13-4.C. and 12-5-2.M.
3.6 Off street parking shall be provided in accordance with the City of
Meridian Ordinance 11-13 for use of property.
3.7 A drainage plan designed by a State of Idaho licensed architect or
engineer is required and shall be submitted to the City Engineer
(Ord. 557, 10-1-91) for all off-street parking areas. All site drainage shall
be contained and disposed of on-site.
3.8 All signage in the proposed project shall be in accordance with the
standards set forth in Section 11-14 of the City of Meridian Zoning and
Development Ordinance. No temporary signage, flags, banners or
flashing signs shall be permitted.
3.9 Provide five -foot -wide sidewalks in accordance with City Ordinance
Section 12-5-2.K.
3.10 All construction shall conform to the requirements of the Americans
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 16
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION - (AZ -01-004)
with Disabilities Act.
3.11 Underground year-round pressurized irrigation shall be provided to all
landscape areas on site. Submit hook-up and design details based on the
proposed landscaping. Due to the size of landscaped area, primary
water supply connection to the City's mains shall not be allowed.
Applicant shall be required to utilize any existing surface or well water
for the primary source. If City water is proposed as a secondary source,
developer shall be responsible to pay water assessments for the entire
common open area.
Adopt the Recommendations of the Nampa &. Meridian Irrigation District as
follows:
3.12 All laterals and waste ways shall be protected. All municipal surface
drainage shall be retained on site. If any surface drainage leaves the site,
the Nampa &. Meridian Irrigation District shall review drainage plans.
The developer shall comply with Idaho Code 31-3805.
Adopt the Recommendations of the Ada County Highway District as follows:
3.13 Dedicate 48 -feet of right-of-way from the centerline of Locust Grove
Road abutting the parcel by means of recordation of a final subdivision
plat or execution of a warranty deed prior to issuance of a building
permit (or other requirement permits), whichever occurs first.
3.14 Construct a 5 -foot wide concrete sidewalk on Locust Grove Road
located 2 -feet within the right-of-way. If the sidewalk meanders out of
the right-of-way, the applicant shall provide an easement.
3.15 Construct curb, gutter and a 5 -foot wide concrete sidewalk and match
paving on Wilson Street. Construct Wilson Lane to one-half of a 40 -
foot street section.
3.16 Driveways on Wilson Lane shall be located a minimum of 50 -feet from
public street intersections. Pave driveways their full width of 24 to 30 -
feet and at least 30 -feet and at least 30 -feet beyond the edge of
pavement of Wilson Lane.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 17
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONINGBY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION - (AZ -01-004)
3.17 Construct a driveway on Locust Grove located a minimum of 150 -feet
from any existing or proposed driveways or streets. Verify that the
driveway location is offset 150 -feet from the approved driveway at
Locust Grove Place. The applicant is proposing to construct a median
in the driveway. The drive aisles on both sides of the median shall be a
minimum of 20 -feet wide. Pave the driveway its full width and at least
30 -feet beyond the edge of pavement of Locust Grove Road with 15 -
foot radii abutting the pavement edge.
3.18 Construct a center turn lane on Locust Grove Road for the driveway
intersection. The turn lane shall be constructed to provide a minimum
of 100 -feet of storage with shadow tapers for both the approach and
departure directions. Coordinate the design of the turn lane with
District staff.
3.19 Locate any proposed gated entry a minimum of 50 -feet from a public
road. Coordinate the location of any proposed gated entry with District
staff.
3.20 All utility and irrigation relocation costs associated with improving
street frontages abutting the site shall be borne by the developer.
3.21 Any proposed landscape islands/medians within the public right-of-way
dedicated by this plat shall be owned and maintained by a homeowners
association.
3.22 Other than the access point specifically approved with this application,
direct lot or parcel access to Locust Grove Road is prohibited.
3.23 Additionally, Applicant shall comply with the ACHD's Standard
Requirements in their letter dated April 19, 2001.
4. The City Attorney shall prepare for consideration by the City Council
the appropriate ordinance for the annexation and zoning designation of the real property
which is the subject of the application to (R-15) Medium High Density Residential
District, and Meridian City Code § 11-7-2 E.
5. Subsequent to the passage of the Ordinance provided for in section 4 of
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 18
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONINGBY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION - (AZ -01-004)
this Order the engineering staff of the Public Works Department shall prepare the
appropriate mapping changes of the official boundaries and zoning maps as provided in
Meridian City Code § 11 -2 1 -1 in accordance with the provisions of the annexation and
zoning ordinance.
NOTICE OF FINAL ACTION
Please take notice that this is a final action of the governing body of the City of
Meridian. Pursuant to Idaho Code § 67-6521 an affected person is a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the annexation and zoning and who may within twenty-eight (28) days after the date
of this decision and order seek a judicial review as provided by Chapter 52, Title 67,
Idaho Code.
By action of the City Council at its regular meeting held on the
of fi�a�� , 2001.
ROLL CALL
COUNCILMAN RON ANDERSON
COUNCILMAN KEITH BIRD
COUNCILWOMAN TAMMY deWEERD
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY DAVID WALDRON
FOUNTAIN PARI(, SUBDIVISION - (AZ -01-004)
16 day
VOTED �_
VOTED �_
VOTED
Page 19
COUNCILWOMAN CHERIE McCANDLESS
MAYOR ROBERT D. CORRIE (TIE BREAKER)
DATED:
MOTION:
APPROVEQ�,
- DISAPPROVED:
VOTED 6 '
VOTED
Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and the City Attorney.
By Dated:
City Cleric
\\NPA NTS40 PDC\SERVER Z\Work\M\Nleridian\Meridian 15360NUountain Park AZO 1.004 CUP01-00
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONINGBY DAVID WALDRON
FOUNTAIN PARK SUBDIVISION - (AZ -01-004)
Sia
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'
Page 20
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian
and the Laws of the State of Idaho, that the City Council of the City of Meridian will hold
a public hearing at the Meridian City Hall, 33 East Idaho Avenue, Meridian, Idaho, at the
hour of 6:30 p.m. on May 1, 2001, for the purpose of reviewing and considering the
application of David Waldron for annexation and zoning of 16 acres from RT to R-15 for
proposed Fountain Park;
Furthermore, the applicant also requests a conditional use permit for planned
development on 16 acres for apartments within a proposed R-15 zone for proposed
Fountain Park generally located on southeast corner of Locust Grove and Wilson Lane.
A more particular description of the above property is on file in the City Clerk's
Office at Meridian City Hall, 33 East Idaho Avenue, and is available for inspection during
regular business hours, Monday through Friday, from 8:00 a.m. to 5:00 p.m.
A copy of the application is available upon request. Any and all interested
persons shall be heard at said public hearing, and the public is welcome and invited to
submit testimony. Oral testimony may be limited to three (3) minutes per person.
Written materials may be submitted seven (7) days prior to the above hearing date so
that all interested parties may examine them prior to the hearing. All materials
presented at public meetings shall become property of the City of Meridian. Anyone
desiring accommodation for disabilities related to documents and/or hearings, please
contact the City Clerk's Office at 888-4433 at least 72 hours prior to the public meeting.
DATED this 10th day of April, 2001
WILLIAM., BERG, JR., CITY CLERK
PUBLISH 131h and 271h of April, 2001 ,`�`G\�'� OF
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ADA COUNTY HIGHWAY DISTRICT RECEIVED
Planning and Development Division APR 12 2001
Development Application Report
CITY OF MERIDIAN
MCUP- - Z-01-004 1470 Locust Grove Road 216 -unit apartment complex
O1 007/MA
This application has been referred to ACHD by the City of Meridian for review and comment. The
applicant is requesting a rezone from RUT to R-15, and conditional use approval to construct a 216 -
unit residential apartment complex. The 16 -acre site is located on the east side of Locust Grove Road
approximately 400 -feet south of Fairview Avenue. This development is estimated to generate 1,460
additional vehicle trips per day (0 existing) based on the submitted traffic study.
Roads impacted by this development: Fairview Avenue
Locust Grove Road
Wilson Street
ACHD Commission Date — April 18, 2001
Facts and Findings:
A. General Information
Owner — Babara Myall
Applicant — David Waldron
RUT- Existing zoning (rural transitional)
R-15 — Proposed Zoning (high density)
16- Acres
216- Proposed dwelling units
0 - Total lineal feet of proposed public streets
1,460- Total vehicle trips per day
266 - Traffic Analysis Zone (TAZ)
West Ada - Impact Fee Service Area
Meridian - Impact Fee Assessment District
F()untain Park.cmm
PaL,e 1
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MCUP-01 -0071MAZ-01 -004
Fountain Park Apartments
900 0 900 1800 Feet
-Ow M
Fountain Park.cmill
Fairview Avenue
4{. Fairview Avenue is a principal arterial
Traffic count on Fairview Avenue e/o Locust Grove Road was 31,033 on 7/6/00.
LOS "D" -Existing Level of Service
LOS "D" -Existing plus project build -out Level of Service
0 -feet of frontage
Fairview Avenue is improved with five lanes with no curb or gutter.
Locust Grove Road
Locust Grove Road is a minor arterial with bike lane designation
Traffic count on Locust Grove Road n/o Pine Avenue was 6,326 on 10/18/00.
Better than "C" -Existing Level of Service
Better than "C" -Existing plus project build -out Level of Service
350 -feet of frontage
75 -feet existing right-of-way (45 -feet from centerline)
96 -feet required right-of-way (48 -feet from centerline)
Locust Grove Road is improved with two lanes no curb, gutter or sidewalk.
Locust Grove between Franklin Road and Fairview Avenue is currently in the Five Year Work
Program.
Wilson Street
Wilson Street is a local/commercial street
No traffic count available
1,020 -feet of frontage
60 -feet existing right-of-way (30 -feet from centerline)
No additional right-of-way required
Wilson Street is improved with a 36 -foot street section with curb, gutter and sidewalk on the
north side of the street.
B. On March 19, 2001, the District Planning and Development staff inspected this site and
evaluated the transportation system in the vicinity. On March 23, 2001, the staff met as the
District's Technical Review Committee and reviewed the impacts of this proposed development
on the District's transportation system. The results of that analysis constitute the following Facts
and Findings and recommended Site Specific Requirements.
Fountain Park.Cnim
M
fl;n.
C. A traffic study was submitted for Fountain Park Apartments in Meridian, Idaho. The key
findings of the traffic study include the following:
Under the current application, Fountain Park Apartments is proposed to include a total of 220
units situated on a 16 -acre site. (ol)htication statect 216)
• Under the current application the proposed project is expected to generate 1,460 daily vehicle
trips. This would include 136 trips during the p.m. peak hour.
• The project will be developed in phases and is expected to be fully developed by the year 2005.
■ The site is proposed to have a primary access onto Locust Grove Road and a minor access onto
Wilson Lane.
■ The intersection of Fairview Avenue and Locust Grove Road is controlled by a traffic signal.
The four approaches all include left -turn bays and the westbound approach includes an
exclusive right -turn lane.
• The intersection of Pine Street and Locust Grove Road is currently a three-legged intersection
with Locust Grove ending at Pine Street. The Locust Grove traffic is currently controlled by a
stop sign with Pine Street traffic having the right-of-way. After construction of the extension of
Locust Grove to Franklin the intersection of Pine Street and Locust Grove Road will most
likely be an all -way stop controlled intersection. The connection of Pine Street from Eagle
Road to Locust Grove is currently in the Five Year Work Program (RD 129), and is currently
projected for a FY 2003 construction.
■ The site access on Locust Grove will operate at a Level of Service (LOS) C at build out.
" Locust Grove Road is classified as a minor arterial and is currently a two-lane paved road.
Included in the current ACHD Five Year Work Program, FY O1-05, is a project that will extend
Locust Grove Road from Fairview Avenue to Franklin Avenue. The current roadway extends
only from Fairview Avenue to Pine Street. The project will widen the roadway to 3 -lanes and
include a new railroad crossing. Preliminary engineering is budgeted for FY 2003 and
construction is scheduled for FY 2005.
■ Fairview Avenue is classified as a principal arterial and is currently a five -lane roadway. In
addition to the project listed for Locust Grove Road between Fairview and Franklin, ACHD
will be reconstructing Locust Grove Road from Fairview Avenue to Ustick Road to a 3 -lane
roadway. The north intersection at the intersection of Fairview and Locust Grove will be built
t to a 5 -lane standard. This project is scheduled for construction during this years work program.
■ With no improvements to the southern approach at the intersection of Locust Grove and
Fairview, the intersection will operate at a LOS E at build -out. With the addition of an
additional through lane the intersection will operate at a LOS D. The addition of this through
lane will not be required with this application.
■ The intersection of Pine Street and Locust Grove Road currently operates at a LOS C for the
Locust Grove traffic. The intersection is projected to operate at a LOS C at build -out with the
64 all -way stop controls added.
,,A,!
■ The studv recommends that a center left -turn lane be constructed on Locust Grove Road to
accommodate the site traffic.
fn.
Fountiin Park.i'mm
Ilave 4
1_.
'I D. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact Construction Services at 387-6280 (with file numbers) for details.
E. The applicant should be required to construct curb, gutter and a 5 -foot wide concrete sidewalk
and match paving on Wilson Street. Wilson Street should be improved to one-half of a 40 -foot
street section.
F. District policy requires driveways on local streets to offset a minimum of 50 -feet from public
street intersections. Driveways on Wilson Lane should be located a minimum of 50 -feet from
Locust Grove Road. Pave driveways their full width of 24 to 30 -feet and at least 30 -feet beyond
the edge of pavement of Wilson Lane.
G. District policy requires driveways on Locust Grove to align or offset a minimum of 150 -feet
from any existing or proposed driveways, and streets. The applicant is proposing to construct a
driveway on Locust Grove located 265 -feet south of Wilson Lane.
On February 28, 2001, the ACRD Commission reviewed and approved Locust Grove Place on
the west side of Locust Grove Road, just to the south of this site. The Commission approved an
entrance to that site off Locust Grove Road. This applicant has sufficient frontage and should be
Y required to offset a minimum of 150 -feet from the approved entrance with Locust Grove Place.
The applicant is proposing to construct a median in the driveway. The drive aisles on both sides
of the median should be a minimum of 20 -feet wide. The driveway should be paved its full
width and at least 30 -feet beyond the edge of pavement of Locust Grove Road with 15 -foot radii
abutting the pavement edge.
H. District policy requires the applicant to construct a 5 -foot wide concrete sidewalk on Locust
Grove Road abutting the site. This segment of Locust Grove Road is in the Five Year Work
Program for widening in 2005 with curb, gutter and sidewalk. Staff typically recommends that
the applicants provide a road trust deposit for improvements when the abutting roadway is listed
in the Five Year Work Program. However, due to the pedestrian usage generated by this site,
and development in the area, staff recommends that the applicant construct a 5 -foot wide
concrete sidewalk in lieu of providing a road trust deposit. The applicant should coordinate the
design and location of the sidewalk with District staff.
1. The applicant should be required to locate any proposed gated entry a minimum of 50 -feet from a
public road. Coordinate the location of any proposed gated entry with District staff.
�_.
J. All utility and irrigation relocation costs associated with improving street frontages abutting the
3.
site should be borne by the developer.
K. Any proposed landscape islands/medians within the public right -of --way dedicated by this plat
f ;5 should be owned and maintained by a homeowners association.
Fomi(adn Pork.cmm
-; L. In accordance with the submitted traffic study, the applicant should be required to construct a
center turn lane on Locust Grove Road for the driveway intersection. The turn lane should be
constructed to provide a minimum of 100 -feet of storage with shadow tapers for both the
approach and departure directions. Coordinate the design of the turn lane with District staff.
M. Based on development patterns in this area and the resulting traffic generation, staff anticipates
that the transportation system will be adequate to accommodate additional traffic generated by
this proposed development with the requirements outlined within this report.
The following Site Specific Requirements and Standard Requirements must be met or provided
for prior to ACHD approval of the final plat:
Site Specific Requirements:
1. Dedicate 48 -feet of right-of-way from the centerline of Locust Grove Road abutting the parcel
by means of recordation of a final subdivision plat or execution of a warranty deed prior to
issuance of a building permit (or other required permits), whichever occurs first. Allow up to
30 business days to process the right-of-way dedication after receipt of all requested material.
The owner will be paid the fair market value of the right-of-way dedicated which is an addition
1 to existing ACHD right-of-way.
2. Construct a 5 -foot wide concrete sidewalk on Locust Grove Road located 2 -feet within the
right-of-way. If the sidewalk meanders out of the right-of-way, the applicant shall provide an
easement.
3. Construct curb, gutter and a 5 -foot wide concrete sidewalk and match paving on Wilson Street.
Construct Wilson Lane to one-half of a 40 -foot street section.
4. Driveways on Wilson Lane shall be located a minimum of 50 -feet from public street
intersections. Pave driveways their full width of 24 to 30 -feet and at least 30 -feet beyond the
edge of pavement of Wilson Lane.
5. Construct a driveway on Locust Grove located a minimum of 150 -feet from any existing or
proposed driveways or streets. Verify that the driveway location is offset 150 -feet from the
approved driveway at Locust Grove Place. The applicant is proposin` to construct a median in
the driveway. The drive aisles on both sides of the median shall be a minimum of 20 -feet wide.
Pave the driveway its frill width and at least 30 -feet beyond the edge of pavement of Locust
Grove Road with 15 -foot radii abutting the pavement edge.
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F(:)unlain Purk.cmm
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6
6. Construct a center turn lane on Locust Grove Road for the driveway intersection. The turn lane
shall be constructed to provide a minimum of 100 -feet of storage with shadow tapers for both
the approach and departure directions. Coordinate the design of the turn lane with District staff.
7. Locate any proposed gated entry a minimum of 50 -feet from a public road. Coordinate the
location of any proposed gated entry with District staff.
8. All utility and irrigation relocation costs associated with improving street frontages abutting the
site should be bonne by the developer.
_ 9. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat
C� shall be owned and maintained by a homeowners association.
10. Other than the access point specifically approved with this application, direct lot or parcel
access to Locust Grove Road is prohibited.
Standard Requirements:
1. A request for modification, variance or waiver of any requirement or policy outlined herein
shall be made in writing to the ACHD Planning and Development Supervisor. The request
shall specifically identify each requirement to be reconsidered and include a written explanation
of why such a requirement would result in a substantial hardship or inequity. The written
request shall be submitted to the District no later than 9:00 a.m. on the day scheduled for
ACHD Commission action. Those items shall be rescheduled for discussion with the
Commission on the next available meeting agenda.
Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action
do not provide sufficient time for District staff to remove the item from the consent agenda and
report to the Commission regarding the requested modification, variance or waiver. Those
items will be acted on by the Commission unless removed from the agenda by the Commission.
2. After ACHD Commission action, any request for reconsideration of the Commission's action
.pqt shall be made in writing to the Planning and Development Supervisor within six days of the
action and shall include a minimum fee of $110.00. The request for reconsideration shall
specifically identify each requirement to be reconsidered and include written documentation of
data that was not available to the Commission at the time of its original decision. The request
for reconsideration will be heard by the District Commission at the next regular meeting of the
Commission. if the Commission agrees to reconsider the action, the applicant will be notified
of the date and time of the Commission nneeting at which the reconsideration will be heard.
.� �. Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #193. also kno\-N-n as Ada County H1ghway District Road Impact
Fee Ordinance.
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.�. 4. All design and construction shall be in accordance with the Ada County Highway District
{ Policy Manual, ISPWC Standards and approved supplements, Construction Services
procedures and all applicable ACHD Ordinances unless specifically waived herein. An
P+ engineer registered in the State of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
6. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
y Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to
ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full
business days prior to breaking ground within ACHD right-of-way. The applicant shall contact
ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
F*ountain Park.cmm
' 7 8. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
ire,+ representative of the Ada County High\vay District. The burden shall be upon the applicant to
obtain written confinuation of any change from the Ada County Highway District.
9. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans,
or other regulatory and legal restrictions in force at the time the applicant or its successors in
interest advises the Highway District of its intent to change the planned use of the subject
property unless a waiver/variance of said requirements or other legal relief is granted pursuant
to the law in effect at the time the change in use is sought.
94
Conclusion of Law:
1. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Should you have any questions or comments, please contact the Planning and Development
Division at 387-6170.
0-101
Submitted by: Commission Action:
Planning and Development Staff
Fountain Park.cnun
FILE COPY
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR A 216 UNIT
APARTMENT COMPLEX, IN A
PROPOSED R-15 ZONE,
LOCATED AT THE
SOUTHWEST CORNER OF
LOCUST GROVE AND WILSON
LANE, MERIDIAN, IDAHO
DAVID WALDRON 7
APPLICANT
C/C 05-01-01
Case No. CUP -01-007
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
DECISION AND ORDER
GRANTING CONDITIONAL
USE PERMIT
The above entitled conditional use permit application having come
before the City Council on May 1, 2001, at the hour of 6:30 p.m., at Meridian City
Hall, 33 East Idaho Street, Meridian, Idaho, and Shari Stiles, Planning and Zoning
Administrator, appeared and testified, and appearing on behalf of the Applicant were
David Waldron and Phil Hull, and no one appeared in opposition, and the City
Council having duly considered the evidence and the record in this matter and the
Recommendations to City Council issued by the Planning and Zoning Commission
who conducted a public hearing and the Council having heard and taken oral and
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT
written testimony, and having duly considered the matter, the City Council hereby
makes the following Findings of Fact, Conclusions of Law and Decision and Order to -
wit:
FINDINGS OF FACT
1. A notice of a public hearing on the conditional use permit was published
for two (2) consecutive weeks prior to the said public hearing scheduled for May 1,
2001, before the City Council, the first publication appearing and written notice
having been mailed to property owners or purchasers of record within three hundred
feet (300') of the external boundaries of the property under consideration more than
fifteen (15) days prior to said hearing and with the notice of public hearing having
been posted upon the property under consideration more than one week before said
hearing and the copies of all notices were made available to newspaper, radio and
television stations as public service announcements; and the matter having been duly
considered by the City Council at the May 1, 2001, public hearing; and the
applicant, affected property owners, and government subdivisions providing services
within the planning jurisdiction of the City of Meridian, having been given full
opportunity to express comments and submit evidence.
2. There has been compliance with all notice and hearing requirements set
forth in Idaho Code §67-6509, 6512, and Meridian City Code §§ 11-15-5 and 11 -17 -
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 2
5 as evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof
of Posting filed with the staff report.
3. This proposed development request is in an R-15 zone and by reason of
the provisions of the Meridian City Code § 11-17-4, a public hearing was required
before the City Council on this application.
4. The property is located at the southeast corner of Locust Grove and
Wilson Lane, Meridian, Idaho.
5. The owner of record of the subject property is Barbara Myall of Goleta,
California.
6. Applicant is David Waldron of Boise, Idaho.
7. The subject property is currently zoned R -T. However, there is an
application before the City Council for annexation and zoning of R-15. The zoning
district of R-15 is defined within the City of Meridian Zoning and Development
Ordinance, Section 11-7-2.
8. The proposed application requests a conditional use permit for a
planned development and 216 -unit apartment complex. The R-15 zoning
designation within the City of Meridian Zoning and Development Ordinance
requires a conditional use permit be obtained for most uses including those requested
by the Applicant. (Meridian City Zoning and Development Ordinance, Section 11 -8 -
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 3
I),
9. The Meridian City Council recognizes that the proposed application is
in compliance with the Meridian Comprehensive Plan.
10. The use proposed within the subject application will in fact, constitute a
conditional use as determined by City Ordinance.
11. The Meridian City Council takes judicial notice of its Zoning,
Subdivision and Development Ordinances codified at Titles 11 and 12, Meridian
City Code and all current zoning maps thereof and the Comprehensive Plan of the
City of Meridian, and Maps and the Ordinance establishing the Impact Area
Boundary.
12. Giving due consideration to the comment received from the
governmental subdivisions providing services in the City of Meridian planning
jurisdiction public facilities and services required by the proposed development will
not impose expense upon the public if the following conditions of development are
imposed and the following is also found to be required to mitigate the effects of the
proposed use and development upon services delivered by political subdivisions
providing services to the subject real property within the planning jurisdiction of the
City of Meridian subject to the following:
Adopt the Recommendations of the Planning and Zoning and Engineering
Staff as follows:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 4
12.1 Handicap parking, associated signage and building construction shall
meet the requirements of the Americans with Disabilities Act (ADA)
and the Fair Housing Act (FHA). For example, when covered parking
and garages are provided, at least one (1) of each type shall be handicap -
accessible (see Fair Housing Act Design Manual 2.23). By the architect
or engineer's stamp on plans, they shall certify that all construction
meets ADA and FHA Standards.
12.2 Sanitary sewer service to this site is proposed via extensions from an
existing main in Wilson Lane. Applicant shall be responsible to
construct the sewer mains to and through this proposed development.
Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Sewer manholes are to be provided to keep
the sewer lines on the south and west sides of the centerline.
12.3 Water service to this site shall be via extensions from existing mains in
Wilson Lane, and Locust Grove. Applicant shall be responsible to
construct the water mains to and through this proposed development.
Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Applicant shall provide the Public works
department with information on anticipated fire flow and domestic
water requirements for the proposed site. Water service to this
development is contingent upon positive results from a hydraulic
analysis by our computer model. Flow and pressure from the existing
mains shall be monitored with the Meridian Water Department.
12.4 Assessments for sewer and water service are determined during the
building permit application process. This development shall be subject
to applicable Latecomers fees, currently $533.00 per equivalent
residential unit.
12.5 Underground year-round pressurized irrigation shall be provided to all
landscape areas on site. Applicant shall submit hook-up and design
details based on the proposed landscaping. Due to the size of
landscaped area, primary water supply connection to the City's mains
shall not be allowed. Applicant shall be required to utilize any existing
surface or well water for the primary source. If City water is proposed as
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 5
a secondary source, developer shall be responsible to pay water
assessments for the entire common open area.
12.6 The Utility Plan (Sheet C-3) shows a ten -foot wide easement for the
Settlers Canal in its new, relocated position. This easement is not shown
on the Site Master Plan. Assuming this easement is in its correct
location, all buildings and parking areas are located outside the
easement, so no license agreements should be necessary. However, if the
irrigation district requires a License Agreement for the pathway or the
parking areas that border the easement, such agreements shall be
presented with the Certificate of Zoning Compliance application.
12.7 Nineteen (19) separate stormwater swales are shown on the Grading
Concept Plan (Sheet C-1). Any of these swales that are included in the
minimum 10% open space requirement shall be designed with slopes no
greater than 4:1 and grass so that any standing water is drained within
24 hours of the completion of a storm event. All stormwater facilities
shall be designed in accordance with Section 11 of the Landscape
Ordinance.
12.8 The Site Master Plan (Sheet MP -1) proposes an interactive water
feature within the central commons area. A zero depth pool is required
by the City Council. In addition, all appropriate safety mechanisms
shall be installed to prevent any child hazards.
12.9 The pool area shall be fenced with a minimum 4 -foot high fence to
restrict access into the pool area by unattended children.
12.10 The Landscape Plan meets ordinance and is required for approval as
proposed. Existing trees on the site which are four (4) inch caliper or
greater, shall be preserved or mitigated for in accordance with the
Landscape Ordinance.
12.11 The applicant is responsible to ensure no utility easements exist that
would preclude the proposed landscaping. All landscaping shown shall
be required. A few trees adjacent to the pathway appear to be within the
Settlers Canal easement. The Applicant shall ensure these trees are
planted outside the easement or enter into a License Agreement with
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 6
the irrigation company.
12.12 No pedestrian or bicycle connection is available to Wilson Lane except
via the driveway, which is more than 600 feet east of Locust Grove, The
City Council requires a minimum 10 -foot wide pedestrian/bicycle access
path be provided through the Wilson Lane landscape berm to connect
with the Wilson Lane sidewalk. The Council leaves the exact location of
the path up to the Applicant, but a logical option would be to extend
the sidewalk on the east side of Building A-1 that serves the row of six
(6) parking stalls to the north.
12.13 Applicant shall provide elevations of the carports to the Planning and
Zoning Director. The carport construction materials and colors shall
compliment the garage and building materials.
12.14 Ordinance 11-13-4.G allows compact parking stalls "upon petition" to
the City. The Site Master Plan shows 27 spaces, or 5.2% of the total
number of stalls. These compact stalls are dispersed in four (4) sets
throughout the site. The City Council approves the stalls, with the
exception of the row of ten (10) stalls along the south property line.
This row of stalls shall be broken -up to provide better access by
residents of Building A-13.
12.15 One (1) additional parking space beyond that which is required by the
Zoning Ordinance may be required for every three (3) dwelling units to
accommodate visitor parking (Ordinance 12-6-8-A-2). The proposed
complex is providing 72 stalls to accommodate the visitors, which meets
this ordinance.
12.16 The City Council requires approval of the front and side elevations for
the 16-plex buildings, clubhouse elevations, and garage elevations as
submitted. If possible, Applicant shall provide rear building elevations of
the 16-plex apartments and elevations of the 8-plex buildings for review
by the Council at the public hearing. The Council requires these
elevations be designed with similar features as the elevations shown (i.e.
decks, same percentage of window treatment, etc.).
12.17 Per Ordinance 12-6-7.E.5, proposals for Planned Unit Developments
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 7
shall include a minimum of ten percent (10%) common area. Common
open space shall mean land area exclusive of street rights-of-way,
buildings, parking areas, structures, and appurtenances except those
improvements that are accessible and available to all occupants of the
private units within the PD. The pool and clubhouse may count toward
the required 10% amount. The Site Master Plan (Sheet 6 MP -1) shows
a landscaped area calculation of 50.13%.
12.18 Six -foot -high, permanent cedar fencing shall be required along the full
eastern boundary of the subject parcel. Applicant shall submit detailed
fencing plans for review and approval. All required fencing is to be in
place prior to issuance of building permits.
12.19 One (1) project sign is proposed at the main complex entrance on S.
Locust Grove Road (see Landscape Plan). No project signage is proposed
at the Wilson Lane entrance. No details of the main entry sign were
submitted. In the R-15 zone, the maximum background area allowed is
32 sq. ft. and the maximum height is six feet (6').The entry signage for
the subdivision shall be placed outside of a 10' X 20' clear sight triangle,
measured from the projected intersection of Locust Grove Road and the
entry drive; or if the sign is reduced to 3' or less in height, it may be
placed within the sight triangle.
12.20 There shall be no phasing of this project.
12.21 The City Council further requires the applicant shall work with the
property owner to the South, Mr. Livingstone, to provide mature trees
or a fence.
12.22 Off-street parking shall be provided in accordance with the City of
Meridian Zoning and Development Ordinance (11-13-4) and/or as
detailed in site-specific requirements.
12.23 Paving and striping shall be in accordance with the standards set forth
in the City of Meridian Zoning and Development Ordinance (11-13-4
and 11-13-5) and in accordance with Americans with Disabilities Act
(ADA) requirements.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 8
12.24 A drainage plan designed by a State of Idaho licensed architect or
engineer is required and shall be submitted to the City Engineer for all
off-street parking areas. All site drainage shall be contained and disposed
of on-site.
12.25 Outside lighting shall be designed and placed so as not to direct
illumination on any nearby residential areas or the traveling public in
accordance with City Ordinance 11-13-4.C.
12.26 All signage shall be in accordance with the standards set forth in the
City of Meridian Zoning and Development Ordinance or as specifically
approved. No temporary signage, flags, banners or flashing signs shall
be permitted.
12.27 Provide five-foot wide pedestrian walkways in accordance with City
Ordinance.
12.28 In accordance with Ordinance 11-12-1.C., trash collection areas shall be
enclosed on at least three (3) sides by a solid wall or fence of at least
four feet (T) in height. Coordinate screened trash enclosure locations
and construction requirements with Sanitary Service Company and
provide a letter of approval from their office prior to applying for
building permits.
Adopt the Recommendation of the City of Meridian Water Department
as follows:
12.29 The internal water main loop, shall be a minimum diameter of 8 inches
and be designed to connect to the existing water mains in both Locust
Grove and Wilson Lane. The design shall include an 8 inch diameter
water main stubbed to the east boundary to comply with the "to and
through policy".
Adopt the Recommendation of the City of Meridian Water Department
as follows:
12.30 Common areas shall need to be kept clean of trash and weeds.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 9
12.31 All streets and roads shall be constructed before building is started.
12.32 Street name signs shall be installed before building is started.
12.33 Applicants shall satisfy all fire code requirements including those
pertaining to water flow and fire hydrants and fire sprinkler systems to
the satisfaction of appropriate City departments.
13.34 All vehicles shall park in designated areas, not in the street area.
Adopt the Central District Health Department's Recommendations as follows:
12.35 The Applicant's central sewage and central water plans shall be
submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality.
12.36 Run-off is not to create a mosquito breeding problem.
12.37 Stormwater shall be pretreated through a grassy swale prior to discharge
to the subsurface to prevent impact to groundwater and surface water
quality.
12.38 The Engineers and architects involved with the design of the subject
project shall obtain current best management practices for stormwater
disposal and design a stormwater management system that prevents
groundwater and surface water degradation.
Adopt the Recommendations of the Nampa &. Meridian Irrigation District as
follows:
12.39 Applicant shall comply with Irrigation District requirements in the
development.
Adopt the Recommendations of the Ada County Highway District as follows:
12.40 Dedicate 48 feet of right-of-way from the centerline of Locust Grove
Road abutting the parcel by means of recordation of a final subdivision
plat or execution of a warranty deed prior to issuance of a building
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 10
permit (or other required permits), whichever occurs first.
12.41 Construct a 5 -foot wide concrete sidewalk on Locust Grove Road
located 2 -feet within the right-of-way. If the sidewalk meanders out of
the right-of-way, the applicant shall provide an easement.
12.42 Construct curb, gutter and a 5 -foot wide concrete sidewalk and match
paving on Wilson Street. Construct Wilson Lane to one-half of a 40 -
foot street section.
12.43 Driveways on Wilson Lane shall be located a minimum of 50 -feet from
public street intersections. Pave driveways their full width of 24 to 30 -
feet and at least 30 -feet beyond the edge of pavement of Wilson Lane.
12.44 Construct a driveway on Locust Grove located a minimum of 150 -feet
from any existing or proposed driveways or streets. Verify that the
driveway location is offset 150 -feet from the approved driveway at
Locust Grove Place. The applicant is proposing to construct a median
in the driveway. The drive aisles on both sides of the median shall be a
minimum of 20 -feet wide. Pave the driveway its full width and at least
30 -feet beyond the edge of pavement of Locust Grove Road with 15 -
foot radii abutting the pavement edge.
12.45 Construct a center turn lane on Locust Grove Road for the driveway
intersection. The turn lane shall be constructed to provide a minimum
of 100 -feet of storage with shadow tapers for both the approach and
departure directions.
12.46 Other than the access point specifically approved with this application,
direct lot or parcel access to Locust Grove Road is prohibited. Lot
access restrictions, as required with this application, shall be stated on
the final plat.
13. The proposed uses within the subject application will be harmonious
with and in accordance with the Meridian Comprehensive Plan and the City of
Meridian Zoning and Development Ordinance because:
13.1 The subject property is designated on the "Generalized Land Use Map"
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 1 I
as Mixed/Planned Use Development".
14. The uses proposed within the subject application subject to the
conditions herein ordered will be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance or intended character of the general
vicinity and that such uses will not change the intended essential character of the
same area.
15. The uses proposed within the subject application will not be hazardous
or disturbing to existing or future neighboring uses.
16. The uses proposed within the subject application will be served
adequately by central public facilities and services such as highways, streets, police
and fire protection, drainage structures, refuse disposal, water, and sewer.
17. The uses proposed within the subject application will not involve uses,
activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
18. The development will not result in the destruction, loss or damage of
natural or scenic feature of major importance relating to the property.
CONCLUSIONS OF LAW
1. The City of Meridian shall exercise the powers conferred upon it by the
"Local Land Use Planning Act of 1975" hereinafter referred to for convenience as the
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 12
"Act" codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council may exercise all the powers required and
authorized under the "Act" except the power to adopt ordinances by the
establishment of a Planning and Zoning Commission by ordinance pursuant to Idaho
Code Section 67-6504 which the City Council of the City of Meridian has
established by the passage of the "City of Meridian Zoning and Development
Ordinance" at Titles XI and XII, Chapter I, Meridian City Code.
3. As part of a zoning ordinance the City Council can, subject to hearing
and notice provision required, provide for the process of special and/or conditional
use permits which a proposed use is otherwise prohibited by the terms of the
ordinance but allowed with conditions under the specific provisions of the ordinance
which the City, of Meridian has done in the adoption of its zoning ordinances.
4. The City Council has the duty and responsibility to review the facts
and circumstances of each application for special use permit to determine prior to
granting the same that the evidential showing supports the finding that the following
standards are met and that the proposed development: (Meridian City Code § 11-17-
3)
a. Will, in fact, constitute a conditional use as determined by City policy;
b. Will be harmonious with and in accordance with the Comprehensive
Plan and this Ordinance;
C. Will be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 13
M
the general vicinity and that such use will not change the essential character of the
same area;
d. Will not be hazardous or disturbing to existing or future neighboring
uses;
e. Will be served adequately by essential public facilities and services such
as highways, streets, police and fire protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed
conditional use shall be able to provide adequately any such services;
f. Will not create excessive additional requirements at public cost for
public facilities and services and will not be detrimental to the economic welfare of
the community;
g. Will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare
or odors;
h. Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance.
5. Prior to granting a conditional use permit in the Medium High Density
Residential District (R-15), a public hearing shall be conducted with notice to be
published and provided to property owners or purchasers of record within three
hundred feet (300') of the external boundaries of the land under consideration for the
conditional use permit all in accordance with the provisions of Meridian City Code §
11-17-5 City of Meridian Zoning and Development Ordinance, which provides as
follows:
"Prior to approving a Conditional Use Permit, the applicant and the
Commission and Council shall follow notice and hearing procedures provided
in Chapter 15 of this Title. Provided, however, that conditional use
applications for land in Old Town and in industrial and commercial districts
shall only be required to have one public hearing which shall be held before
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 14
the Planning and Zoning Commission; and after the recommendation of the
Commission is made, the application shall go before the City Council without
a public hearing and the Council may approve, deny, or modify the
recommendation of the Commission."
6. Following the public hearing and within 45 days after the conclusion of
the public hearing the Commission shall, transmit its recommendations to the
Meridian City Council with supportive reasons. The Commission shall recommend
that the application be approved, approved with conditions or denied. The
Commission shall ensure that any approval or approval with conditions of an
application shall be in accordance with Meridian Comprehensive Plan, City of
Meridian Zoning and Development Ordinance, and Idaho State law. (Meridian City
Code § 11-17-6)
7. When the City Council approves a conditional use permit it may
impose conditions of that approval that reasonably:
A. Minimize adverse impact on other development;
B. Control the sequence and timing of development;
C. Control the duration of development;
D. Assure that the development is maintained property;
E. Designate the exact location and nature of the development;
F. Require the provision for on-site public facilities or services; and
G. Require more restrictive standards than those generally required, in this
Ordinance.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 15
8. The City of Meridian has, by ordinance, established the Impact Area
and the Comprehensive Plan of the City of Meridian, which was adopted December
21, 1993, Ord. 629, January 4, 1994 and Maps.
DECISION AND ORDER
GRANTING CONDITIONAL USE PERMIT SUBJECT TO CONDITIONS
NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING
FINDINGS OF FACT AND CONCLUSIONS OF LAW, the City Council does
hereby ORDER and this does Order that:
That the above named applicant is granted a conditional use permit for
a planned development and 216 -unit apartment complex in R-15 zone at the
southeast corner of Locust Grove and Wilson Lane, Meridian, Idaho, subject to the
following conditions of use and development:
Adopt the Recommendations of the Planning and Zoning and Engineering
Staff as follows:
1.1 Handicap parking, associated signage and building construction shall
meet the requirements of the Americans with Disabilities Act (ADA)
and the Fair Housing Act (FHA). For example, when covered parking
and garages are provided, at least one (1) of each type shall be handicap -
accessible (see Fair Housing Act Design Manual 2.23). By the architect
or engineer's stamp on plans, they shall certify that all construction
meets ADA and FHA Standards.
1.2 Sanitary sewer service to this site is proposed via extensions from an
existing main in Wilson Lane. Applicant shall be responsible to
construct the sewer mains to and through this proposed development.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 16
Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Sewer manholes are to be provided to keep
the sewer lines on the south and west sides of the centerline.
1.3 Water service to this site shall be via extensions from existing mains in
Wilson Lane, and Locust Grove. Applicant shall be responsible to
construct the water mains to and through this proposed development.
Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Applicant shall provide the Public works
department with information on anticipated fire flow and domestic
water requirements for the proposed site. Water service to this
development is contingent upon positive results from a hydraulic
analysis by our computer model. Flow and pressure from the existing
mains shall be monitored with the Meridian Water Department.
1.4 Assessments for sewer and water service are determined during the
building permit application process. This development shall be subject
to applicable Latecomers fees, currently $533.00 per equivalent
residential unit.
1.5 Underground year-round pressurized irrigation shall be provided to all
landscape areas on site. Applicant shall submit hook-up and design
details based on the proposed landscaping. Due to the size of
landscaped area, primary water supply connection to the City's mains
shall not be allowed. Applicant shall be required to utilize any existing
surface or well water for the primary source. If City water is proposed as
a secondary source, developer shall be responsible to pay water
assessments for the entire common open area.
1.6 The Utility Plan (Sheet C-3) shows a ten -foot wide easement for the
Settlers Canal in its new, relocated position. This easement is not shown
on the Site Master Plan. Assuming this easement is in its correct
location, all buildings and parking areas are located outside the
easement, so no license agreements should be necessary. However, if the
irrigation district requires a License Agreement for the pathway or the
parking areas that border the easement, such agreements shall be
presented with the Certificate of Zoning Compliance application.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 17
1.7 Nineteen (19) separate stormwater swales are shown on the Grading
Concept Plan (Sheet C-1). Any of these swales that are included in the
minimum 10% open space requirement shall be designed with slopes no
greater than 4:1 and grass so that any standing water is drained within
24 hours of the completion of a storm event. All stormwater facilities
shall be designed in accordance with Section 11 of the Landscape
Ordinance.
1.8 The Site Master Plan (Sheet MP -1) proposes an interactive water
feature within the central commons area. A zero depth pool is required
by the City Council. In addition, all appropriate safety mechanisms
shall be installed to prevent any child hazards.
1.9 The pool area shall be fenced with a minimum 4 -foot high fence to
restrict access into the pool area by unattended children.
1.10 The Landscape Plan meets ordinance and is required for approval as
proposed. Existing trees on the site which are four (4) inch caliper or
greater, shall be preserved or mitigated for in accordance with the
Landscape Ordinance.
1.11 The applicant is responsible to ensure no utility easements exist that
would preclude the proposed landscaping. All landscaping shown shall
be required. A few trees adjacent to the pathway appear to be within the
Settlers Canal easement. The Applicant shall ensure these trees are
planted outside the easement or enter into a License Agreement with
the irrigation company.
1.12 No pedestrian or bicycle connection is available to Wilson Lane except
via the driveway, which is more than 600 feet east of Locust Grove. The
City Council requires a minimum 10 -foot wide pedestrian/bicycle access
path be provided through the Wilson Lane landscape berm to connect
with the Wilson Lane sidewalk. The Council leaves the exact location of
the path up to the Applicant, but a logical option would be to extend
the sidewalk on the east side of Building A-1 that serves the row of six
(6) parking stalls to the north.
1.13 Applicant shall provide elevations of the carports to the Planning and
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 18
Zoning Director. The carport construction materials and colors shall
compliment the garage and building materials.
1.14 Ordinance 11-13-4.G allows compact parking stalls "upon petition" to
the City. The Site Master Plan shows 27 spaces, or 5.2% of the total
number of stalls. These compact stalls are dispersed in four (4) sets
throughout the site. The City Council approves the stalls, with the
exception of the row of ten (10) stalls along the south property line.
This row of stalls shall be broken -up to provide better access by
residents of Building A-13.
1.15 One (1) additional parking space beyond that which is required by the
Zoning Ordinance may be required for every three (3) dwelling units to
accommodate visitor parking (Ordinance 12-6-8-A-2). The proposed
complex is providing 72 stalls to accommodate the visitors, which meets
this ordinance.
1.16 The City Council requires approval of the front and side elevations for
the 16-plex buildings, clubhouse elevations, and garage elevations as
submitted. If possible, Applicant shall provide rear building elevations of
the 16-plex apartments and elevations of the 8-plex buildings for review
by the Council at the public hearing. The Council requires these
elevations be designed with similar features as the elevations shown (i.e.
decks, same percentage of window treatment, etc.).
1.17 Per Ordinance 12-6-7.E.5, proposals for Planned Unit Developments
shall include a minimum of ten percent (10%) common area. Common
open space shall mean land area exclusive of street rights-of-way,
buildings, parking areas, structures, and appurtenances except those
improvements that are accessible and available to all occupants of the
private units within the PD. The pool and clubhouse may count toward
the required 10% amount. The Site Master Plan (Sheet 6 MP -1) shows
a landscaped area calculation of 50.13%.
1.18 Six -foot -high, permanent cedar fencing shall be required along the full
eastern boundary of the subject parcel. Applicant shall submit detailed
fencing plans for review and approval. All required fencing is to be in
place prior to issuance of building permits.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 19
1.19 One (1) project sign is proposed at the main complex entrance on S.
Locust Grove Road (see Landscape Plan). No project signage is proposed
at the Wilson Lane entrance. No details of the main entry sign were
submitted. In the R-15 zone, the maximum background area allowed is
32 sq. ft. and the maximum height is six feet (6').The entry signage for
the subdivision shall be placed outside of a 10'X 20' clear sight triangle,
measured from the projected intersection of Locust Grove Road and the
entry drive; or if the sign is reduced to 3' or less in height, it may be
placed within the sight triangle.
1.20 There shall be no phasing of this project.
1.21 The City Council further requires the applicant shall work with the
property owner to the South, Mr. Livingstone, to provide mature trees
or a fence.
1.22 Off-street parking shall be provided in accordance with the City of
Meridian Zoning and Development Ordinance (11-13-4) and/or as
detailed in site-specific requirements.
1.23 Paving and striping shall be in accordance with the standards set forth
in the City of Meridian Zoning and Development Ordinance (11-13-4
and 11-13-5) and in accordance with Americans with Disabilities Act
(ADA) requirements.
1.24 A drainage plan designed by a State of Idaho licensed architect or
engineer is required and shall be submitted to the City Engineer for all
off-street parking areas. All site drainage shall be contained and disposed
of on-site.
1.25 Outside lighting shall be designed and placed so as not to direct
illumination on any nearby residential areas or the traveling public in
accordance with City Ordinance 11-13-4.C.
1.26 All signage shall be in accordance with the standards set forth in the
City of Meridian Zoning and Development Ordinance or as specifically
approved. No temporary signage, flags, banners or flashing signs shall
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 20
be permitted.
1.27 Provide five-foot wide pedestrian walkways in accordance with City
Ordinance.
1.28 In accordance with Ordinance 11-12-1.C., trash collection areas shall be
enclosed on at least three (3) sides by a solid wall or fence of at least
four feet (4') in height. Coordinate screened trash enclosure locations
and construction requirements with Sanitary Service Company and
provide a letter of approval from their office prior to applying for
building permits.
Adopt the Recommendation of the City of Meridian Water Department
as follows:
1.29 The internal water main loop, shall be a minimum diameter of 8 inches
and be designed to connect to the existing water mains in both Locust
Grove and Wilson Lane. The design shall include an 8 inch diameter
water main stubbed to the east boundary to comply with the "to and
through policy".
Adopt the Recommendation of the City of Meridian Water Department
as follows:
1.30 Common areas shall need to be kept clean of trash and weeds.
1.31 All streets and roads shall be constructed before building is started.
1.32 Street name signs shall be installed before building is started.
1.33 Applicants shall satisfy all fire code requirements including those
pertaining to water flow and fire hydrants and fire sprinkler systems to
the satisfaction of appropriate City departments.
1.34 All vehicles shall park in designated areas, not in the street area.
Adopt the Central District Health Department's Recommendations as follows:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 21
1.35 The Applicant's central sewage and central water plans shall be
submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality.
1.36 Run-off is not to create a mosquito breeding problem.
1.37 Stormwater shall be pretreated through a grassy swale prior to discharge
to the subsurface to prevent impact to groundwater and surface water
quality.
1.38 The Engineers and architects involved with the design of the subject
project shall obtain current best management practices for stormwater
disposal and design a stormwater management system that prevents
groundwater and surface water degradation.
Adopt the Recommendations of the Nampa &. Meridian Irrigation District as
follows:
1.39 Applicant shall comply with Irrigation District requirements in the
development.
Adopt the Recommendations of the Ada County Highway District as follows:
1.40 Dedicate 48 feet of right-of-way from the centerline of Locust Grove
Road abutting the parcel by means of recordation of a final subdivision
plat or execution of a warranty deed prior to issuance of a building
permit (or other required permits), whichever occurs first.
1.41 Construct a 5 -foot wide concrete sidewalk on Locust Grove Road
located 2 -feet within the right-of-way. If the sidewalk meanders out of
the right-of-way, the applicant shall provide an easement.
1.42 Construct curb, gutter and a 5 -foot wide concrete sidewalk and match
paving on Wilson Street. Construct Wilson Lane to one-half of a 40 -
foot street section.
1.43 Driveways on Wilson Lane shall be located a minimum of 50 -feet from
public street intersections. Pave driveways their full width of 24 to 30 -
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 22
feet and at least 30 -feet beyond the edge of pavement of Wilson Lane,
1.44 Construct a driveway on Locust Grove located a minimum of 150 -feet
from any existing or proposed driveways or streets. Verify that the
driveway location is offset 150 -feet from the approved driveway at
Locust Grove Place. The applicant is proposing to construct a median
in the driveway. The drive aisles on both sides of the median shall be a
minimum of 20 -feet wide. Pave the driveway its full width and at least
30 -feet beyond the edge of pavement of Locust Grove Road with 15 -
foot radii abutting the pavement edge.
1.45 Construct a center turn lane on Locust Grove Road for the driveway
intersection. The turn lane shall be constructed to provide a minimum
of 100 -feet of storage with shadow tapers for both the approach and
departure directions.
1.46 Other than the access point specifically approved with this application,
direct lot or parcel access to Locust Grove Road is prohibited. Lot
access restrictions, as required with this application, shall be stated on
the final plat.
2. The conditions shall be reviewable by the Council pursuant to Meridian
City Code § 11-17-9.
3. The above conditions are concluded to be reasonable and the applicant
shall meet such requirements as a condition of approval of the application for a
conditional use permit.
4. That the City Attorney draft an Order Granting Conditional Use Permit
in accordance with this Decision, which shall be signed by the Mayor and City Cleric
and then a copy served by the Clerk upon the applicant, the Planning and Zoning
Department, the Public Works Department and any affected party requesting notice.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 23
NOTICE OF FINAL ACTION
Please take notice that this is a final action of the governing body of the City
of Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person
who has an interest in real property which may be adversely affected by the issuance
or denial of the conditional use permit approval may within twenty-eight (28) days
after the date of this decision and order seek a judicial review as provided by Chapter
52, Title 67, Idaho Code.
By action of the City Council at its regular meeting held on the l S
day of M a�f , 2001.
ROLL CALL:
COUNCILMAN RON ANDERSON VOTED--��
COUNCILMAN KEITH BIRD VOTED— I ��-
COUNCILWOMAN TAMMY deWEERD VOTED --i &_�
COUNCILWOMAN CHERIE McCANDLESS VOTED
MAYOR ROBERT D. CORRIE (TIE BREAKER) VOTED
DATED:
MOTION:
APPROVE DISAPPROVED:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 24
Copy served upon Applicant, Planning and Zoning Department, Public Works
Department and the City Attorney.
41
K
I
By- Lam' Dated:
City Cleric h
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Z:\Worlc\M\Meridian\Meridian 15360M\Locust Grove Place AZ PP CLJP\FfC1sCUP01-003.doc ��r ; `-�}! •,y9�
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL, USE PERMIT - 25
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE REQUEST FOR )
CONDITIONAL USE PERMIT FOR A 216 UNIT)
APARTMENT COMPLEX, IN A PROPOSED )
R-15 ZONE, LOCATED AT THE SOUTHWEST )
CORNER OF LOCUST GROVE AND WILSON )
LANE, MERIDIAN; IDAHO )
C/C 05-01-01
CASE NO. CUP -01-007
ORDER OF
CONDITIONAL
APPROVAL OF
CONDITIONAL USE
PERMIT
This matter coming before the City Council on the 1 ST day of May, 2001,
under the provisions of Meridian City Code § 11-17-4 for final action on conditional
use permit application and the Council having received and approving the
Recommendation of the Planning and Zoning Commission the Council takes the
following action:
1. That the Applicant of the property is granted a conditional use permit for a
planned development and 216 -unit apartment complex, the proposed application
request of a conditional use permit for the construction, development, maintenance
and use for a planned development and 216 -unit apartment complex for Fountain
Park Subdivision, as described in the "LANDSCAPE PLAN — PROJECT NUMBER:
01005, ISSUE DATE: 2-14-2001, SHEET TITLE: LANDSCAPE PLAN,
FOUNTAIN PARK, MERIDIAN, IDAHO, THE LAND GROUP, INC.
ARCHITECT," David Waldron, Developer, for the development of the
aforementioned development for a development consisting of a planned development
and 216 -unit apartment complex for Fountain Park and which property is described
in the attached Exhibit "A' and incorporated herein as if set forth in full hereat.
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 1 OF 5
BY DAVID WALDRON / FOUNTAIN PARK/ CUP -01-007
2. That the above named applicant is granted a conditional use permit for a
planned development and 216 -unit apartment complex for Fountain Park, located at
the southeast corner of Locust Grove and Wilson Lane, Meridian, Idaho, subject to
the following conditions of use and development:
Adopt the Recommendations of the Planning and Zoning and Engineering
Staff as follows:
2.1 Handicap parking, associated signage and building construction shall
meet the requirements of the Americans with Disabilities Act (ADA)
and the Fair Housing Act (FHA). For example, when covered parking
and garages are provided, at least one (1) of each type shall be handicap -
accessible (see Fair Housing Act Design Manual 2.23). By the architect
or engineer's stamp on plans, they shall certify that all construction
meets ADA and FHA Standards.
2.2 Sanitary sewer service to this site is proposed via extensions from an
existing main in Wilson Lane. Applicant shall be responsible to
construct the sewer mains to and through this proposed development.
Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Sewer manholes are to be provided to keep
the sewer lines on the south and west sides of the centerline.
2.3 Water service to this site shall be via extensions from existing mains in
Wilson Lane, and Locust Grove. Applicant shall be responsible to
construct the water mains to and through this proposed development.
Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Applicant shall provide the Public works
department with information on anticipated fire flow and domestic
water requirements for the proposed site. Water service to this
development is contingent upon positive results from a hydraulic
analysis by our computer model. Flow and pressure from the existing
mains shall be monitored with the Meridian Water Department.
2.4 Assessments for sewer and water service are determined during the
building permit application process. This development shall be subject
to applicable Latecomers fees, currently $533.00 per equivalent
residential unit.
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 2 OF 5
BY DAVID WALDRON / FOUNTAIN PARK/ CUP -01-007
2.5 Underground year-round pressurized irrigation shall be provided to all
landscape areas on site. Applicant shall submit hook-up and design
details based on the proposed landscaping. Due to the size of
landscaped area, primary water supply connection to the City's mains
shall not be allowed. Applicant shall be required to utilize any existing
surface or well water for the primary source. If City water is proposed as
a secondary source, developer shall be responsible to pay water
assessments for the entire common open area.
2.6 The Utility Plan (Sheet C-3) shows a ten -foot wide easement for the
Settlers Canal in its new, relocated position. This easement is not shown
on the Site Master Plan. Assuming this easement is in its correct
location, all buildings and parking areas are located outside the
easement, so no license agreements should be necessary. However, if the
irrigation district requires a License Agreement for the pathway or the
parking areas that border the easement, such agreements shall be
presented with the Certificate of Zoning Compliance application.
2.7 Nineteen (19) separate stormwater swales are shown on the Grading
Concept Plan (Sheet C-1). Any of these swales that are included in the
minimum 10% open space requirement shall be designed with slopes no
greater than 4:1 and grass so that any standing water is drained within
24 hours of the completion of a storm event. All stormwater facilities
shall be designed in accordance with Section 11 of the Landscape
Ordinance.
2.8 The Site Master Plan ( Sheet MP -1) proposes an interactive water
feature within the central commons area. A zero depth pool is required
by the City Council. In addition, all appropriate safety mechanisms
shall be installed to prevent any child hazards.
2.9 The pool area shall be fenced with a minimum 4 -foot high fence to
restrict access into the pool area by unattended children.
2.10 The Landscape Plan meets ordinance and is required for approval as
proposed. Existing trees on the site which are four (4) inch caliper or
greater, shall be preserved or mitigated for in accordance with the
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 3 OF 5
BY DAVID WALDRON / FOUNTAIN PARK/ CUP -01-007
Landscape Ordinance.
2.11 The applicant is responsible to ensure no utility easements exist that
would preclude the proposed landscaping. All landscaping shown shall
be required. A few trees adjacent to the pathway appear to be within the
Settlers Canal easement. The Applicant shall ensure these trees are
planted outside the easement or enter into a License Agreement with
the irrigation company.
2.12 No pedestrian or bicycle connection is available to Wilson Lane except
via the driveway, which is more than 600 feet east of Locust Grove. The
City Council requires a minimum 10 -foot wide pedestrian/bicycle access
path be provided through the Wilson Lane landscape berm to connect
with the Wilson Lane sidewalk. The Council leaves the exact location of
the path up to the Applicant, but a logical option would be to extend
the sidewalk on the east side of Building A-1 that serves the row of six
(6) parking stalls to the north.
2.13 Applicant shall provide elevations of the carports to the Planning and
Zoning Director. The carport construction materials and colors shall
compliment the garage and building materials.
2.14 Ordinance 11-13-4.G allows compact parking stalls "upon petition" to
the City. The Site Master Plan shows 27 spaces, or 5.2% of the total
number of stalls. These compact stalls are dispersed in four (4) sets
throughout the site. The City Council approves the stalls, with the
exception of the row of ten (10) stalls along the south property line.
This row of stalls shall be broken -up to provide better access by
residents of Building A-13.
2.15 One (1) additional parking space beyond that which is required by the
Zoning Ordinance may be required for every three (3) dwelling units to
accommodate visitor parking (Ordinance 12-6-8-A-2). The proposed
complex is providing 72 stalls to accommodate the visitors, which meets
this ordinance.
2.16 The City Council requires approval of the front and side elevations for
the 16-plex buildings, clubhouse elevations, and garage elevations as
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 4 OF 5
BY DAVID WALDRON / FOUNTAIN PARK/ CUP -01-007
submitted. If possible, Applicant shall provide rear building elevations of
the 16-plex apartments and elevations of the 8-plex buildings for review
by the Council at the public hearing. The Council requires these
elevations be designed with similar features as the elevations shown (i.e.
decks, same percentage of window treatment, etc.).
2.17 Per Ordinance 12-6-7.E.5, proposals for Planned Unit Developments
shall include a minimum of ten percent (10%) common area. Common
open space shall mean land area exclusive of street rights-of-way,
buildings, parking areas, structures, and appurtenances except those
improvements that are accessible and available to all occupants of the
private units within the PD. The pool and clubhouse may count toward
the required 10% amount. The Site Master Plan ( Sheet 6 MP -1) shows
a landscaped area calculation of 50.13%.
2.18 Six -foot -high, permanent cedar fencing shall be required along the full
eastern boundary of the subject parcel. Applicant shall submit detailed
fencing plans for review and approval. All required fencing is to be in
place prior to issuance of building permits.
2.19 One (1) project sign is proposed at the main complex entrance on S.
Locust Grove Road (see Landscape Plan). No project signage is proposed
at the Wilson Lane entrance. No details of the main entry sign were
submitted. In the R-15 zone, the maximum background area allowed is
32 sq. ft. and the maximum height is six feet (6').The entry signage for
the subdivision shall be placed outside of a 10'X 20' clear sight triangle,
measured from the projected intersection of Locust Grove Road and the
entry drive; or if the sign is reduced to 3' or less in height, it may be
placed within the sight triangle.
2.20 There shall be no phasing of this project.
2.21 The City Council further requires the applicant shall work with the
property owner to the South, Mr. Livingstone, to provide mature trees
or a fence.
2.22 Off-street parking shall be provided in accordance with the City of
Meridian Zoning and Development Ordinance (11-13-4) and/or as
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 5 OF 5
BY DAVID WALDRON / FOUNTAIN PARK/ CUP -01-007
detailed in site-specific requirements.
2.23 Paving and striping shall be in accordance with the standards set forth
in the City of Meridian Zoning and Development Ordinance (11-13-4
and 11-13-5) and in accordance with Americans with Disabilities Act
(ADA) requirements.
2.24 A drainage plan designed by a State of Idaho licensed architect or
engineer is required and shall be submitted to the City Engineer for all
off-street parking areas. All site drainage shall be contained and disposed
of on-site.
2.25 Outside lighting shall be designed and placed so as not to direct
illumination on any nearby residential areas or the traveling public in
accordance with City Ordinance 11-13-4. C.
2.26 All signage shall be in accordance with the standards set forth in the
City of Meridian Zoning and Development Ordinance or as specifically
approved. No temporary signage, flags, banners or flashing signs shall
be permitted.
2.27 Provide five-foot wide pedestrian walkways in accordance with City
Ordinance.
2.28 In accordance with Ordinance 11-12-1.C., trash collection areas shall be
enclosed on at least three (3) sides by a solid wall or fence of at least
four feet (4') in height. Coordinate screened trash enclosure locations
and construction requirements with Sanitary Service Company and
provide a letter of approval from their office prior to applying for
building permits.
Adopt the Recommendation of the City of Meridian Water Department
as follows:
2.29 The internal water main loop, shall be a minimum diameter of 8 inches
and be designed to connect to the existing water mains in both Locust
Grove and Wilson Lane. The design shall include an 8 inch diameter
water main stubbed to the east boundary to comply with the "to and
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 6 OF 5
BY DAVID WALDRON / FOUNTAIN PARK/ CUP -01-007
through policy".
Adopt the Recommendation of the City of Meridian Water Department
as follows:
2.30 Common areas shall need to be kept clean of trash and weeds.
2.31 All streets and roads shall be constructed before building is started.
2.32 Street name signs shall be installed before building is started.
2.33 Applicants shall satisfy all fire code requirements including those
pertaining to water flow and fire hydrants and fire sprinkler systems to
the satisfaction of appropriate City departments.
2.34 All vehicles shall park in designated areas, not in the street area.
Adopt the Central District Health Department's Recommendations as follows:
2.35 The Applicant's central sewage and central water plans shall be
submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality.
2.36 Run-off is not to create a mosquito breeding problem.
2.37 Stormwater shall be pretreated through a grassy swale prior to discharge
to the subsurface to prevent impact to groundwater and surface water
quality.
2.38 The Engineers and architects involved with the design of the subject
project shall obtain current best management practices for stormwater
disposal and design a stormwater management system that prevents
groundwater and surface water degradation.
Adopt the Recommendations of the Nampa &, Meridian Irrigation District as
follows:
2.39 Applicant shall comply with Irrigation District requirements in the
development.
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 7 OF 5
BY DAVID WALDRON / FOUNTAIN PARK/ CUP -01-007
Adopt the Recommendations of the Ada County Highway District as follows:
2.40 Dedicate 48 feet of right-of-way from the centerline of Locust Grove
Road abutting the parcel by means of recordation of a final subdivision
plat or execution of a warranty deed prior to issuance of a building
permit (or other required permits), whichever occurs first.
2.41 Construct a 5 -foot wide concrete sidewalk on Locust Grove Road
located 2 -feet within the right-of-way. if the sidewalk meanders out of
the right-of-way, the applicant shall provide an easement.
2.42 Construct curb, gutter and a 5 -foot wide concrete sidewalk and match
paving on Wilson Street. Construct Wilson Lane to one-half of a 40 -
foot street section.
2.43 Driveways on Wilson Lane shall be located a minimum of 50 -feet from
public street intersections. Pave driveways their full width of 24 to 30 -
feet and at least 30 -feet beyond the edge of pavement of Wilson Lane.
2.44 Construct a driveway on Locust Grove located a minimum of 150 -feet
from any existing or proposed driveways or streets. Verify that the
driveway location is offset 150 -feet from the approved driveway at
Locust Grove Place. The applicant is proposing to construct a median
in the driveway. The drive aisles on both sides of the median shall be a
minimum of 20 -feet wide. Pave the driveway its full width and at least
30 -feet beyond the edge of pavement of Locust Grove Road with 15 -
foot radii abutting the pavement edge.
2.45 Construct a center turn lane on Locust Grove Road for the driveway
intersection. The turn lane shall be constructed to provide a minimum
of 100 -feet of storage with shadow tapers for both the approach and
departure directions.
2.46 Other than the access point specifically approved with this application,
direct lot or parcel access to Locust Grove Road is prohibited. Lot
access restrictions, as required with this application, shall be stated on
the final plat.
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 8 OF 5
BY DAVID WALDRON / FOUNTAIN PARK/ CUP -01-007
3. The above conditions are concluded to be reasonable and the applicant shall
meet such requirements as a condition of approval of the application for a conditional
use permit.
4. Notice to Permit Holder, this conditional use permit is not transferable
without complying with the provisions of Meridian City Code § 11-17-8, a copy of
which is attached to this permit.
By action of the City Council at its regular meeting held on the ��day of
/1a � 2001.
'z
1�ob5kt D. Corrie, Mayor City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and City Attorney.
By: Dated:
ty Clerk
�. Aj
Z:\Work\M\Meridian\Meridian 15360M\Fountain Park AZO 1-004 CUPO1-007\CUPOrderO1007.doc f441010
0 Y,
ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 9 OF 5
BY DAVID WALDRON / FOUNTAIN PARK/ CUP -01-007
A parcel of land being all of Lots 18, 19, and 20, and a portion East Wilson Lane and North Locust
Grove Road of Pleasant Valley Subdivision, according to the plat thereof, filed in Book 12, Page
665 of Plats in the Office of the County Recorder, Ada County, Idaho, located in the West 1/2 of
Section 8, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, being more
particularly describe as follows:
Commencing at the Section comer common to Sections 5, 6, 7, and 8, Township 3 North, Range 1
East, Boise Meridian, Ada County, Idaho; thence along the boundary fine common to Sections 7
and 8, South 00000'23" West a distance of 445.00 feet to a point on the centerline of East Wilson
Lane, said point also being THE TRUE POINT OF BEGINNING; thence along the centerline of
East Wilson Lane, North 89034'33' East a distance of 1038.17 feet to a point on the northerly
extension of the line common to Lots 7 and 20 of Pleasant Valley Subdivision; thence along said
extended line and the common line of Lots 7 and 20 of Pleasant Valley Subdivision, South
00°00'= West a distance of 1014.63 feet to a point on the southwesterly boundary line of said
Pleasant Valley Subdivision; thence along said southwesterly boundary line, North 65046'37 West
a distance of 294.73 feet; thence along said southwesterly boundary line and an extension of said
southwesterly boundary line, North 5505937' West a distance of 928.00 feet to a point on the line
common to Sections 7 and 8; thence along said common line, North 00°00'23° East a distance of
367.00 feet to THE POINT OF BEGINNING.
Said parcel contains 740,401 square feet or 17.00 acres, more or less.
4" -Al ';q #V -
April 27, 2001
CUP 01-007
MERIDIAN CITY COUNCIL MEETING May 1, 2001
APPLICANT David Waldron ITEM NO. 9
REQUEST Public Hearing - CUP for planned Development, proposed Fountain
Park, on 16 acres for apartments in a proposed R-15 zone - SEC of Locust Grove
Road and Wilson Lane
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
SANITARY SERVICE COMPANY
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
BUREAU OF RECLAMATION:
OTHER:
COMMENTS
See attached P & Z Item packet
See attached Recommendations
Contacted: David Waldron Date: 4/27/01 Phone: 424-0899
Materials presented at public meetings shall become properly of the City of Meridian.
Position Statement
Case No. CUP 01-007
Name of Applicant: David Waldron
To: Meridian City Council
From: Phil Hull, The Land Group, Inc.
I have reviewed the Findings and Recommendations of the Planning and Zoning
Commission with which I disagree as follows:
The following Findings and/or Recommendations should be deleted:
§ 15 of the Recommendations.
§29 of the Recommendations.
The following Findings and/or Recommendations should be modified:
§ 18 of the Recommendations should read as follows: ."Per Ordinance • 12-6-7.E.5,
proposals for Planned Unit Developments must include a minimum of ten percent (10%)
landscape area calculation of 50.13%.
The following Findings and/or Recommendations should be added:
Dated this 1St day of May, 2001.
Signed: Phil Hull, The Land Group, In .
2�
Copy served upon Applicant, Planning and Zoning Department, Public, Works
Department, and City Attorney.
Received in Record:
By: William G. Berg, Jr., City Clerk
WHITE PETERSON
WHITE, PETERSON, MORROW, GIGRAY, ROSSMAN, NYE & ROSSMAN, P.A.
KEVIN F- DINIUS CHRISTOPHER S. NYE
JULIEKLEW FIscHER. PHILIP A. PErmsoN
Wnt. F. GIORAY, III ERIC S. RossMAN
BRENT J. JOHNSON TODD A. RossMAN
D. SAA1um JOHNSON DAVID M. SwARTLEY
LApRRRRY D.MOORE TFRRHNcE R. WHITE**
WILL.. A.Momow NICHOLAS L. WOLLEN
WILLIAM E NICHOLS*
*Also admitted in OR
** Also admitted in WA
To: Staff
Applicant
Atfected Property Owner(s)
Re: Application Case No.
ATTORNEYS AT LAW
200 EAST CARLTON AvE„ Sum 31
POST OFFICE Box1150
MERIDIAN, IDAHO 83680-1150
TEL (208) 288-2499
Fay: (208) 288*2501 E-MAIL: CtvPPMc.COM
April 18, 2001
CUP -01-007
NAWA OFFICE
5700 E FRANKiLIN RD., ST& 200
NAMPA, IDAHO 83687.8402
TEL. 208) 466-9272
FAX ( 08) 466.4405
PLEASE REPLY TO
MERIDIAN OFFICE
City e r k D,ffi
FINDINGS AND RECOMMENDATIONS OF PLANNING AND ZONING
COMMISSION
Staff, Applicant and/or Affected Property Owner(s):
Please note that these Findings and Recommendations of the Planning and
Zoning Commission shall be presented to the Eity Council at the public hearing on the above
referenced matter by the Planning and Zoning Administrator. Due to the volume of matters
which the City Council must decide, and to insure your position is understood and clear, it is
im ortant to have a consistent format by which matters are presented at the public hearings
b7orer the City Council.
The City Council strongly recommends:
That you take time to carefully review the Findings and
Recommendations of the Planning and Zoning Commission, and be
prepared to state your position on this application by addressing the
Findings and Recommendations of the Planning and Zoning Commission;
and
2. That you carefully complete (be sure it is legible) the Position
Statement if you disagree with the Findings and -Recommendations
of the Planning and Zoning Commission. The Position Statement
form for this application is available at the City Clerk's office.
It is recommended that you prepare a Position Statement and deliver it to the
City Clerk prior to the hearing, if possible. if that is notpossible, please present your Position
Statement to the City Council at the hearing, along with eight (8) copies. The copies will be
presented to the Mayor, Council, Planning and Zoning Administrator, Public Works and the
City Attorney. If you are a part of a group, it is strongly recommended that one Position
Statement be filled out for the group, which can be signed by the representative for the group.
Very trtil yours,
City A torney' f ce
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR A PLANNED
DEVELOPMENT AND 216 -
UNIT APARTMENT COMPLEX,
FOUNTAIN PARK
DAVID WALDRON
Applicant
Case No. CUP -01-007
RECOMMENDATION TO CITY
COUNCIL
1. The property is located at the southeast corner of Locust Grove and
Wilson Lane, Meridian, Idaho.
2. The owner of record of the subject property is Barbara Myall of Goleta,
California.
3. Applicant is David Waldron of Boise, Idaho.
4. The subject property is currently zoned R -T. However, there is an
application before the City Council for annexation and zoning of R-15. The zoning
district of R-15 is defined within the City of Meridian Zoning and Development
Ordinance, Section 11-7-2.
5. The proposed application requests a conditional use permit for a
planned development and 216 -unit apartment complex. The R-15 zoning
designation within the City of Meridian Zoning and Development Ordinance requires
RECOMMENDATION TO CITY COUNCIL - I
CONDITIONAL USE PERMIT — DAVID WALDRON — FOUNTAIN PARK
SUBDIVISION
a conditional use permit be obtained for most uses including those requested by the
Applicant. (Meridian City Zoning and Development Ordinance, Section 11-8-1).
6. The Meridian Planning and Zoning Commission recognizes that the
proposed application is in compliance with the Meridian Comprehensive Plan.
7. The use proposed within the subject application will in fact, constitute a
conditional use as determined by City Policy.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to
the City Council of the City of Meridian that they approve the conditional use
permit as requested by the applicant, subject to the following:
Adopt the Recommendations of the Planning and Zoning and Engineering
Staff as follows:
1. Handicap parking, associated signage and building construction shall
meet the requirements of the Americans with Disabilities Act (ADA)
and the Fair Housing Act (FHA). For example, when covered parking
and garages are provided, at least one (1) of each type must be
handicap -accessible (see Fair Housing Act Design Manual 2.23). By the
architect or engineer's stamp on plans, they must certify that all
construction meets ADA and FHA Standards.
2. Sanitary sewer service to this site is proposed via extensions from an
existing main in Wilson Lane. Applicant will be responsible to construct
the sewer mains to and through this proposed development.
Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Sewer manholes are to be provided to keep
the sewer lines on the south and west sides of the centerline.
RECOMMENDATION TO CITY COUNCIL - 2
CONDITIONAL USE PERMIT — DAVID WALDRON — FOUNTAIN PARK
SUBDIVISION
3. Water service to this site will be via extensions from existing mains in
Wilson Lane, and Locust Grove. Applicant will be responsible to
construct the water mains to and through this proposed development.
Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Applicant shall provide the Public works
department with information on anticipated fire flow and domestic
water requirements for the proposed site. Water service to this
development is contingent upon positive results from a hydraulic
analysis by our computer model. Flow and pressure from the existing
mains should be monitored with the Meridian Water Department.
4. Assessments for sewer and water service are determined during the
building permit application process. This development shall be subject
to applicable Latecomers fees, currently $533.00 per equivalent
residential unit.
5. Underground year-round pressurized irrigation must be provided to all
landscape areas on site. Applicant shall submit hook-up and design
details based on the proposed landscaping. Due to the size of
landscaped area, primary water supply connection to the City's mains
will not be allowed. Applicant shall be required to utilize any existing
surface or well water for the primary source. 1f City water is proposed as
a secondary source, developer shall be responsible to pay water
assessments for the entire common open area.
6. The Utility Plan (Sheet C-3) shows a ten -foot wide easement for the
Settlers Canal in its new, relocated position. This easement is not shown
on the Site Master Plan. Assuming this easement is in its correct
location, all buildings and parking areas are located outside the
easement, so no license agreements should be necessary. However, if the
irrigation district requires a License Agreement for the pathway or the
parking areas that border the easement, such agreements must be
presented with the Certificate of Zoning Compliance application.
7. Nineteen (19) separate stormwater swales are shown on the Grading
Concept Plan ( Sheet C-1) . Any of these swales that are included in the
minimum 10% open space requirement must be designed with slopes no
greater than 4:1 and grass so that any standing water is drained within
RECOMMENDATION TO CITY COUNCIL - 3
CONDITIONAL USE PERMIT — DAVID WALDRON — FOUNTAIN PARK
SUBDIVISION
24 hours of the completion of a storm event. All stormwater facilities
should be designed in accordance with Section 11 of the Landscape
Ordinance.
8. The Site Master Plan (Sheet MP -1) proposes an interactive water
feature within the central commons area. A zero depth pool was
recommended by the Planning and Zoning Commission. In addition, all
appropriate safety mechanisms shall be installed to prevent any child
hazards.
9. The pool area shall be fenced with a minimum 4 -foot high fence to
restrict access into the pool area by unattended children.
10. The Landscape Plan meets ordinance and is recommended for approval
as proposed. Existing trees on the site which are four (4) inch caliper or
greater, shall be preserved or mitigated for in accordance with the
Landscape Ordinance.
11. The applicant is responsible to ensure no utility easements exist that
would preclude the proposed landscaping. All landscaping shown will be
required. A few trees adjacent to the pathway appear to be within the
Settlers Canal easement. The Applicant shall ensure these trees are
planted outside the easement or enter into a License Agreement with the
irrigation company.
12. No pedestrian or bicycle connection is available to Wilson Lane except
via the driveway, which is more than 600 feet east of Locust Grove. The
Planning and Zoning Commission recommends a minimum I0 -foot
wide pedestrian/bicycle access path be provided through the Wilson
Lane landscape berm to connect with the Wilson Lane sidewalk. The
Commission leaves the exact location of the path up to the Applicant,
but a logical option would be to extend the sidewalk on the east side of
Building A -I that serves the row of six (6) parking stalls to the north.
13. Applicant shall provide elevations of the carports to the Public Works
Director. The carport construction materials and colors should
compliment the garage and building materials.
RECOMMENDATION TO CITY COUNCIL - 4
CONDITIONAL USE PERMIT — DAVID WALDRON — FOUNTAIN PARK
SUBDIVISION
14. Ordinance 11-13-4.G allows compact parking stalls "upon petition" to
the City. The Site Master Plan shows 27 spaces, or 5.2% of the total
number of stalls. These compact stalls are dispersed in four (4) sets
throughout the site. The Planning and Zoning Commission
recommends approval of the stalls, with the exception of the row of ten
(10) stalls along the south property line. This row of stalls shall be
broken -up to provide better access by residents of Building A-13.
15. Storage areas shall be provided for the anticipated needs of boats,
campers and trailers. For typical residential development, one (1)
adequate space shall be provided every two (2) living units. This may be
reduced by City action if there is a showing that the needs of a
particular development are less. The Commission recognizes that, due to
the close proximity of Avest Mini Storage just north on Locust Grove
Road, this requirement could be waived.
16. One (1) additional parking space beyond that which is required by the
Zoning Ordinance may be required for every three (3) dwelling units to
accommodate visitor parking (Ordinance 12-6-8-A-2). The proposed
complex is providing 72 stalls to accommodate the visitors, which meets
this ordinance.
17. The Planning and Zoning Commission recommends approval of the
front and side elevations for the 16-plex buildings, clubhouse elevations,
and garage elevations as submitted. If possible, Applicant should provide
rear building elevations of the 16-plex apartments and elevations of the
8-plex buildings for review by the Council at the public hearing. The
Commission requires these elevations be designed with similar features
as the elevations shown (i.e. decks, same percentage of window
treatment, etc.) .
18. Per Ordinance 12-6-7.E.5, proposals for Planned Unit Developments
must include a minimum of ten percent (10%) common area. Common
open space shall mean land area exclusive of street rights-of-way,
buildings, parking areas, structures, and appurtenances except those
improvements that are accessible and available to all occupants of the
private units within the PD. The pool and clubhouse may count toward
the required 10% amount. The Site Master Plan (Sheet 6 MP -1) shows
RECOMMENDATION TO CITY COUNCIL - 5
CONDITIONAL USE PERMIT — DAVID WALDRON — FOUNTAIN PARK
SUBDIVISION
a landscaped area calculation of 55.81 %, but it appears this calculation
includes the required Locust Grove and Wilson street buffers and the
Jackson Drain, which are not allowable open space amenities. The
Applicant shall present open space calculations to the Council at the
hearing, using only those areas that are allowable common open space as
defined in the Landscape Ordinance, Section 2.
19. Six -foot -high, permanent cedar fencing shall be required along the full
eastern boundary of the subject parcel. Applicant must submit detailed
fencing plans for review and approval. All required fencing is to be in
place prior to issuance of building permits.
20. One (1) project sign is proposed at the main complex entrance on S.
Locust Grove Road (see Landscape Plan). No project signage is proposed
at the Wilson Lane entrance. No details of the main entry sign were
submitted. In the R-15 zone, the maximum background area allowed is
32 sq. ft. and the maximum height is six feet (6').The entry signage for
the subdivision must be placed outside of a 10' X 20' clear sight triangle,
measured from the projected intersection of Locust Grove Road and the
entry drive; or if the sign is reduced to 3' or less in height, it may be
placed within the sight triangle.
21. There will be no phasing of this project.
22. The Planning and Zoning Commission further require The applicant will
work with the property owner to the South, Mr. Livingstone, to provide
mature trees or a fence.
23. Off-street parking shall be provided in accordance with the City of
Meridian Zoning and Development Ordinance (11-13-4) and/or as
detailed in site-specific requirements.
24. Paving and striping shall be in accordance with the standards set forth in
the City of Meridian Zoning and Development Ordinance (I 1-13-4 and
11-13-5) and in accordance with Americans with Disabilities Act (ADA)
requirements.
25. A drainage plan designed by a State of Idaho licensed architect or
RECOMMENDATION TO CITY COUNCIL - 6
CONDITIONAL USE PERMIT — DAVID WALDRON — FOUNTAIN PARK
SUBDIVISION
engineer is required and shall be submitted to the City Engineer for all
off-street parking areas. All site drainage shall be contained and disposed
of on-site.
26. Outside lighting shall be designed and placed so as not to direct
illumination on any nearby residential areas or the traveling public in
accordance with City Ordinance 11-13-4.C.
27. All signage shall be in accordance with the standards set forth in the
City of Meridian Zoning and Development Ordinance or as specifically
approved. No temporary signage, flags, banners or flashing signs will be
permitted.
28. Provide five-foot wide pedestrian walkways in accordance with City
Ordinance.
29. A maintenance building or approved area shall be provided that is
suitable for the services required for the repair and maintenance of all
common areas.
30. In accordance with Ordinance 11-12- l .C., trash collection areas shall be
enclosed on at least three (3) sides by a solid wall or fence of at least
four feet (4') in height. Coordinate screened trash enclosure locations
and construction requirements with Sanitary Service Company and
provide a letter of approval from their office prior to applying for
building permits.
Adopt the Recommendation of the City of Meridian Water Department
as follows:
31. The internal water main loop, should be a minimum diameter of 8
inches and be designed to connect to the existing water mains in both
Locust Grove and Wilson Lane. The design should include an 8 inch
diameter water main stubbed to the east boundary to comply with the
"to and through policy".
Adopt the Recommendation of the City of Meridian Water Department
as follows:
RECOMMENDATION TO CITY COUNCIL - 7
CONDITIONAL USE PERMIT — DAVID WALDRON — FOUNTAIN PARK
SUBDIVISION
32. Common areas will need to be kept clean of trash and weeds.
33. All streets and roads will be constructed before building is started.
34. Street name signs shall be installed before building is started.
35. Applicants shall satisfy all fire code requirements including those
pertaining to water flow and fire hydrants and fire sprinkler systems to
the satisfaction of appropriate City departments.
36, All vehicles shall park in designated areas, not in the street area.
Adopt the Central District Health Department's Recommendations as follows:
37, The Applicant's central sewage and central water plans must be
submitted to and approved by the Idaho Department of Health SL
Welfare, Division of Environmental Quality.
38. Run-off is not to create a mosquito breeding problem.
39. Stormwater shall be pretreated through a grassy swale prior to discharge
to the subsurface to prevent impact to groundwater and surface water
quality.
40. The Engineers and architects involved with the design of the subject
project shall obtain current best management practices for stormwater
disposal and design a stormwater management system that prevents
groundwater and surface water degradation.
Adopt the Recommendations of the Nampa &_ Meridian Irrigation District as
follows:
41. Applicant shall comply with Irrigation District requirements in the
development.
Adopt the Recommendations of the Ada County Highway District as follows:
RECOMMENDATION TO CITY COUNCIL - 8
CONDITIONAL USE PERMIT — DAVID WALDRON — FOUNTAIN PARK
SUBDIVISION
42. Dedicate 48 feet of right-of-way from the centerline of Locust Grove
Road abutting the parcel by means of recordation of a final subdivision
plat or execution of a warranty deed prior to issuance of a building
permit (or other required permits), whichever occurs first.
43. Construct a 5 -foot wide concrete sidewalk on Locust Grove Road located
2 -feet within the right-of-way. If the sidewalk meanders out of the
right-of-way, the applicant shall provide an easement.
44. Construct curb, gutter and a 5 -foot wide concrete sidewalk and match
paving on Wilson Street. Construct Wilson Lane to one-half of a 40 -
foot street section.
45. Driveways on Wilson Lane shall be located a minimum of 50 -feet from
public street intersections. Pave driveways their full width of 24 to 30 -
feet and at least 30 -feet beyond the edge of pavement of Wilson Lane.
46. Construct a driveway on Locust Grove located a minimum of 150 -feet
from any existing or proposed driveways or streets. Verify that the
driveway location is offset 150 -feet from the approved driveway at
Locust Grove Place. The applicant is proposing to construct a median in
the driveway. The drive aisles on both sides of the median shall be a
minimum of 20 -feet wide. Pave the driveway its full width and at least
30 -feet beyond the edge of pavement of Locust Grove Road with 15 -
foot radii abutting the pavement edge.
47. Construct a center turn lane on Locust Grove Road for the driveway
intersection. The turn lane shall be constructed to provide a minimum
of 100 -feet of storage with shadow tapers for both the approach and
departure directions.
48. Other than the access point specifically approved with this application,
direct lot or parcel access to Locust Grove Road is prohibited. Lot
access restrictions, as required with this application, shall be stated on
the final plat.
ey/Z:\Work\M\Meridian\Meridian 15360M\Recommendations\CUP0107Fountain.wpd
RECOMMENDATION TO CITY COUNCIL - 9
CONDITIONAL USE PERMIT — DAVID WALDRON — FOUNTAIN PARK
SUBDIVISION
April 2, 2001
CUP O1-007
MERIDIAN PLANNING & ZONING MEETING April 5, 2001
APPLICANT David Waldron ITEM NO. Cl
REQUEST Conditional Use Permit for a planned development, proposed Fountain Park on 16
acres for apartments within a proposed R-15 zone -- southeast corner of Locust Grove and
Wilson Lane
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
+ 0_()"AMC
CITY ATTORNEY
See attached comments
CITY POLICE DEPT:
See attached comments
CITY FIRE DEPT:
See attached comments
CITY BUILDING DEPT:
CITY WATER DEPT:
See attached comments
CITY SEWER DEPT:
No comments
SANITARY SERVICE:
No comments
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT: See attached comments
CENTRAL DISTRICT HEALTH: See attached comments
NAMPA MERIDIAN IRRIGATION: See attached comments
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS: kcommveA
OTHER:
Contacted: S) `U I (j Date: Lill Phone: �3§111110ML
Materials presented at public meetings shall become property of the City of Meridian.
HUB OF TREASURE VALLEY
MAYOR
A Good Place to Live
LEGAL DEPARTMENT
(208) 288-2499 - Fax 288-2501
Robert D. Come
CITY OF MERIDIAN
PUBLIC WORKS
CITY COUNCIL MEMBERS
BUILDING DEPARTMENT
Ron Anderson
33 EAST IDAHO
(208) 887-2211 - Fax 887-1297
Bird
Keith Bird
MERIDIAN, IDAHO 83642
(208) 888-4433 - Fax (208) 887-4813
PLANNING AND ZONING
Tamm d
City Clerk Office Fax (208) 888-4218
ENT
Fax
Cherie McCandless
(208) 884-5533? 88-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Hall
Attn: Will Berg, City Clerk, by: March 29, 2001
Transmittal Date: March 7, 2001 Hearing Date: April 5, 2001
File No.: CUP 01-007
Request:
By:
Conditional Use Permit for a planned development, proposed Fountain
Park on 16 acres for apartments within a proposed R-15 zone
David Waldron
Location of Property or Project:
Sally Norton, P/Z
Jerry Centers, P/Z
Bill Nary, P/Z
Kevin Shreeve, P/Z
Keith Borup, P/Z
Robert Corrie, Mayor
Ron Anderson, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
' Water Department
Sewer Department
Sanitary Service
Building Department
southeast corner of Locust Grove and Wilson Lane
Your Concise Remarks:
Meridian School District
Meridian Post Office
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co.
U.S. West
Intermountain Gas
Bureau of Reclamation
Idaho Transportation Department
Ada County
Fire Department The internal water main loop, should be a minimum diameter of 8 inch
Police Department and be designed to connect to the existing water mains in both
City Attorney . Locust Grove and Wilson Lane The design should include an
City Engineer 8 inch diamater water main stubbed to the east boundary to
City Planner coMly with the "to and through policy'.
Parks Department (Reeidenwonio
AZ -27 FP -24 PPIPFP-20 VARNAC- 20 CUP -20
RECEIVED
CIT'i OF MERIDIAN
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Hall
Attn: Will Berg, City Clerk, by: March 29, 2001
Transmittal Date: March 7, 2001 Hearing Date: April 5, 2001
File No.: CUP 01-007
Request: Conditional Use Permit for a planned development, proposed Fountain
Park on 16 acres for apartments within a proposed R-15 zone
By: David Waldron
Location of Property or Project: southeast corner of Locust Grove and Wilson Lane
Sally Norton, P/Z
Jerry Centers, P/Z
Bill Nary, P/Z
Kevin Shreeve, P/Z
Keith Borup, P/Z
Robert Corrie, Mayor
Ron Anderson, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department (Re,lden
AZ -27 FP -24 PPIPFP-2e VARNAC- 20 CUP -20
Meridian School District
Meridian Post Office
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co.
U.S. West
Intermountain Gas
Bureau of Reclamation
Idaho Transportation Department
HUB OF TREASURE VALLEY
MAYOR
A Good Place to Live
LEGAL DEPARTMENT
Robert D. Corrie
(208) 288-2499 • Fax 288-2501
CITY OF MERIDIAN
PUBLIC WORKS
CITY COUNCIL MEMBERS
BUILDING DEPARTMENT
Ron Anderson
33 EAST IDAHO
(208) 887-2211 • Fax 887-1297
Keith Bird
MERIDIAN, IDAHO 83642
(208) 888-4433 • Fax (208) 887-4813
PLANNING AN ZONING
Tammy deWeerd
City Clerk Office Fax (208) 888-4218
NT
DEPA(208)
Cherie McCandless
884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Hall
Attn: Will Berg, City Clerk, by: March 29, 2001
Transmittal Date: March 7, 2001 Hearing Date: April 5, 2001
File No.: CUP 01-007
Request: Conditional Use Permit for a planned development, proposed Fountain
Park on 16 acres for apartments within a proposed R-15 zone
By: David Waldron
Location of Property or Project: southeast corner of Locust Grove and Wilson Lane
Sally Norton, P/Z
Jerry Centers, P/Z
Bill Nary, P/Z
Kevin Shreeve, P/Z
Keith Borup, P/Z
Robert Corrie, Mayor
Ron Anderson, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department (Re,lden
AZ -27 FP -24 PPIPFP-2e VARNAC- 20 CUP -20
Meridian School District
Meridian Post Office
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co.
U.S. West
Intermountain Gas
Bureau of Reclamation
Idaho Transportation Department
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Hall
Attn: Will Berg, City Clerk, by: March 29, 2001
Transmittal Date: March 7, 2001 Hearing Date: April 5, 2001
File No.:
Request:
0
CUP 01-007
Conditional Use Permit for a planned development, proposed Fountain
Park on 16 acres for apartments within a proposed R-15 zone
David Waldron
Location of Property or Project: southeast corner of Locust Grove and Wilson Lane
Sally Norton, P/Z
Jerry Centers, P/Z
Bill Nary, P/Z
Kevin Shreeve, P/Z
Keith Borup, P/Z
Robert Corrie, Mayor
Ron Anderson, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service
Building Department
Fire Department
Police Department
City Attorney
City Engineer
Meridian School District
Meridian Post Office
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co.
U.S. West
Intermountain Gas
Bureau of Reclamation
Idaho Transportation Department
Ada County
Your Concise Remarks: 3
City Planner
Parks Department (rew*nt(wonw
AZ -27 FP -24 PPIPFP-28 VARNAC- 20 CUP -28
HUB OF TREASURE VALLEY
MAYOR
A Good Place to Live
LEGAL DEPARTMENT
Robert D. Corrie
(208) 288-2499 • Fax 288-2501
CITY OF MERIDIAN
PUBLIC WORKS
CITY COUNCIL MEMBERS
BUILDING DEPARTMENT
Ron Anderson
33 EAST IDAHO
(208) 887-2211 • Fax 887-1297
Keith Bird
MERIDIAN, IDAHO 83642
Tammy deWeerd
(208) 888-4133 • Fax (208) 887-4813
PLANNING
City Clerk Office Fax (208) 888-4218
DEP RTMENTZONING
Cherie McCandless
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT
PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Hall
Attn: Will Berg, City Clerk, by: March 29, 2001
Transmittal Date: March 7, 2001 Hearing Date: April 5, 2001
File No.:
Request:
0
CUP 01-007
Conditional Use Permit for a planned development, proposed Fountain
Park on 16 acres for apartments within a proposed R-15 zone
David Waldron
Location of Property or Project: southeast corner of Locust Grove and Wilson Lane
Sally Norton, P/Z
Jerry Centers, P/Z
Bill Nary, P/Z
Kevin Shreeve, P/Z
Keith Borup, P/Z
Robert Corrie, Mayor
Ron Anderson, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service
Building Department
Fire Department
Police Department
City Attorney
City Engineer
Meridian School District
Meridian Post Office
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co.
U.S. West
Intermountain Gas
Bureau of Reclamation
Idaho Transportation Department
Ada County
Your Concise Remarks: 3
City Planner
Parks Department (rew*nt(wonw
AZ -27 FP -24 PPIPFP-28 VARNAC- 20 CUP -28
Meridian Fire Department
540 E. Franklin Road
Meridian, ID 83642
208-888-1234 Fax 208-895-0390
kyl 'ft 1 1
To: Meridian Planning & Zoning Commission,
Mayor Robert D. Corrie, and City Council Members
From: Chief Ken W. Bowers
Date: March 12, 2001
Re: Fountain Park
• All common lots need to be kept clear of trash and weeds
• Streets and roads will need to be constructed before building is started
• Street name signs need to be installed before building is started
• All codes, water supply, fire sprinkler systems and hydrants will need to be
approved by all appropriate City Departments
• All vehicles will need to park in designated areas, not in the street area
If you have any questions, please contact me.
Thank you,
Ken W. Bowers, Chief
Meridian Fire Department
0 Page 1
cCENTRAL CENTRAL DISTRICT HEALTH DEPAH CIVIENT
DISTRICT Environmental Health Division Return to:
HEALTH L1 Boise
CireDEPARTMENT RECEIVED 0 Eagle
Rezone # ; MAR 15 2001 L1 Garden City
Conditional Use # CAA -P 0 / —00 ,�6eridian
U Kuna
Preliminary / Final / Short Plat L) ACZ
0 star
L11 1. We have No Objections to this Proposal.
02. We recommend Denial of this Proposal.
EJ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
EJ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
El high seasonal ground water Q waste flow characteristics
C) or bedrock from original grade EJ other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
El 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
B. After written approval from appropriate entities are submitted, we can approve this proposal for:
,94—central sewage El community sewage system El community water well
C3 interim sewage central water
C3 individual sewage El individual water
9-9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
,Of4entral sewage El community sewage system C) community water
El sewage dry lines W central water
0. Run-off is not to create a mosquito breeding problem.
11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
12. If restroorn facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
13. We will require plans be submitted for a plan review for any:
El food establishment El swimming pools or spas El child care center
Q beverage establishment C3 grocery store
014. Date: 3 � / 0)
Reviewed By: 14f__ 11�71'1`__��__�_�61
Review She�
CENTRAL
L (•• DISTRICT
Puff
DEPARTMENT MAIN OFFICE - 707 N. ARMSTRONG PL. - BOISE, ID 83704-0825 - (208) 375-5211 - FAX 327.8500
To prevent and treat disease and disability; to promote healthy lifestyles; and to protect and promote the health and quality of our environment.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated through a grassy swale
prior to discharge to the subsurface to prevent impact to ground water and
surface water quality. The engineers and architects involved with the design
of this project should obtain current best management practices for storm
water disposal and design a storm water management system that is
preventing groundwater and surface water degradation. Manuals that could
be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Division of Environmental Quality, July 1997.
Stormwater Best Management Practices Guidebook. .
Prepared by City of Boise Public Works Department, May 2000.
Serving Valley, Elmore, Boise, and Ada Counties
Ada / Boise County Office
Ada -WIC Satellite Office
Elmore County Office
Valley County Office
707 N. Armsrong PI,
1606 Robert St.
520 E. 8th Street N.
703 N. 1 st Street
Boise, ID 83704
Boise, ID 83705
Mountain Home, ID 83647
P.O. Box 1448
Enviro. Health: 327-7499
Ph. 334-3355
Enviro. Health: 587-9225
McCall, ID. 83638
Family Planning: 327-7400
FAX: 334-3355
Family Health: 587-4407
Ph. 634-7194
Immunizations: 327-7450
WIC: 587-4409
FAX: 634-2174
Senior Nutrition: 327-7460
FAX: 587-3521
WIC: 327-7488
FAX: 327-8500
16 March 2001
Phil Hull
The Land Group, Inc.
128 S. Eagle Road
Eagle, ID 83616
RECEIVE.'
MAR 19 2001
C(OF-Y
CITY OF MERIDIAN
07
nwtea
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
RE: Land Use Change Application — Fountain Park Apartments
Dear Mr. Hull:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above -referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
Donna N. Moore, Asst, Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Meridian City —Will Berg
David Waldron, 1933 Springbrook Lane, Boise, ID 83706
Barbara Myall, 6227 Marlborough Dr., Goleta, CA 93117
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS • An non
16 March 2001
Phil Hull
The Land Group, Inc.
128 S. Eagle Road
Eagle, ID 83616
RECEIVED
MAR 19 2001
CITY OF MERIDIAN
i . i •i i Z��t
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463.0092
RE: Land Use Change Application — Fountain Park Subdivision
Dear Mr. Hull:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above -referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application. .
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Meridian City — Will Berg
David Waldron, 1933 Springbrook Lane, Boise, ID 83706
Barbara Myall, 6227 Marlborough Dr., Goleta, CA 93117
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
Amer W)IrrT oir.WTc . nn nnn
sent By: ;
To: City Clerk
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208 888 6854; Apr -2-01 11:17AM; Page 1
At: 8884218
03:12p th; land group inc 208: 34445 p.2
ADA COUNTY HIGHWAY DISTRICT City of Merid
Planning and Development Division,
Development Application Report <.
Preliminary Plat — Fountain Park 1470 Locust Grove Road 216 -unit Apartment complex
MCUP-01x007
MAZ-01-004
The application has been referred to ACHD by the City of Meridian for review and comment. This is a
216 unit residential apartment complex on 16 -acres. The 16 -acre site is located on the east side of
Locust Grove Road approximately 400 -feet south of Fairview Avenue. This development is estimated
to generate 1,432 additional vehicle trips per day (0 existing) based on the Institute of"iTransportation
Engineers Trip Generation Manual,
Roads impacted by this development: Fairview Avenue
Locust Grove Road
Wilson Street
ACHD Commission Date —pending completion of traffic study
Facts and Findings:
A. General Information
Owner — Babara Myall
Applicant — David Waldron
RUT- Existing zoning
R-1 S — Proposed Zoning
16- Acres
1- Proposed building lots
127,971 -Square feet of proposed building
0 - Total lineal feet of proposed public streets
1,432- Total vehicle trips per day
266 - Traffic Aiialysis Zone (TAZ)
West Ada - Impact Fee Service Area
Meridian - Impact Fee Assessment District
rountain Paa'k.cmn,
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i.,
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3
MCUO-01-007/MAZ-01-004
900 0 900 1800 Feet
APR 02 '01 12:27 208 888 6854 PAGE.02
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Fairview Avenue
Fairview Avenue is a principal arterial with bike route lane pathway designation
Traffic count on Fairview Avenue e/o Locust Grove !toad was 31,033 on 7/6/00.
LOS "D" -Existing Level of Service
LOS "D" -Existing plus project build -out Level of Service
0 -feet of frontage
120 -feet existing right�of--way (40 -feet front centerline)
120 -feet required right-of-way (60 -feet from centerline)
Fairview Avenue is improved with five lanes with no curb or gutter.
Locust Grove Road
Locust Grove Road is a minor arterial
Traffic count on Locust Grove Road n/o Pine Avenue was 6,326 on 10/18/00.
.better than "C" -Existing Level of Service
better than "C" -Existing plus project build -out Level of Service
350 -feet of frontage
75 -feet existing right -of way (45 -feet from centerline)
96 -feet required right-of-way (48 -feet from centerline)
Locust Grove Road is unproved with two lanes no curb, gutter or sidewalk.
Locust Grove betwerat Franklin Road and Fairview Avenue is cutTently in the five Year Work
Prograrn,
Wilson Street
Wilson Street is a local street
Traffic count on Wilson Street was not available
1,020 -feet of frontage
60 -feet existing right-of-way (30 -feet from centerline)
58 -feet required right-of4way (29 -feet from centerline)
Wilson Street is improved with a 36 -foot street section with curb, gutter and sidewalk on the
north side of the street.
B. On March 19, 2001, the District Planning and Development staff inspected this site and
evaluated the transportatioan system in the vicinity. On March 23, 2001, the staff tnet as the
District's Technical Review Committee and reviewed the impacts of this proposed development
on the District's transportation system. The results of that analysis constitute the following Facts
and findings and recotutnended Site; Specific Requiremenis,
C. Utility street cuts in pavement less than five years o)d are not allowed unless approved in writing
by the: District. Contact Construction Services at 387-6280 (with file numbers) for details.
APR 02 '01 12:27
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208f.-.94445 P . 5
D. The applicant should be required to locale,,tilly proposed
Public road. Coordinate tite location of any proposed gated
entry a ntinirnum of 50 -feel .G om a
P g entry with District staff.
F. The applicant should be required to co
nstruct
curb, gUtter and and match paving on Wilson Street. Wilson Street Should be i nproovetd to one wide concrete sidewalk
street section, alf of a 40 foot
F. District policy requiresdriveways on local streets to offset a minimum of 50 -feet from public
street intersections, Driveways on Wilson Lane should be located a minimum of 50 -feet .front
Locust Grove Road. Pave driveways their full width of 24 to 30 -feet and at least 30 -feet heyond
the edge of pavement of Wilson Lane,
*014
G. District policy requires driveways on f„ocust Grove to align or offset a minimum of 150 -feet
from any existing or proposed driveways, and streets. The applicant is proposing to conshuct a
driveway on Locust Grove located 265 -feet south of Wilson Lane,
r
On February 28, 2001, the ACHD Comanission reviewed and approved Locust Grove Place oft
the west side of Locust Grove Road, just to the south of this site. The Commission approved an
entrance to that site off Locust Grove Road. This applicant has sufficient frontage and should be
required to offset a minimum of I50 -feet from the approved entrance with Locust Grove Place.
The applicant is proposing to construct a median in the driveway, The drive aisles on both sides
of the median should be 0 minimum of 20 -feet wide. The driveway should be paved its full
width and at least 30 -feet beyond the edge of pavenimt: of Locust Grove Road with 15 -foot radii
abutting the pavement edge.
H. All utility and irrigation relocation costs associated with improving street frontages abutting the
site should be borne by the developer.
L District policy requires the applicant to construct a 5 -foot wide concrete sidewalk ou Locust
Grove Road abutting the site. This segment of Locust Grove Road is in the Five Year Work
Program for widening in 2005 with curb, gutter and sidewalk. Staff typically recommends that
the applicants provide a road trust deposit for improvements when the abutting. roadway is listed
in the Five Year Work Program. However, due to the pedestrian usage generated by this site,
and development in the area, staff recoanmends that t11e applicant construct a 5 -foot wide
Concrete sidewalk fi lieu of providing a road trust deposit. The applicant should coordinate the
design and location of the sidewalk with District staff,
Any proposed landscape islandshnedians within the public right-of-way dedicated by this plat
Should be owned and maintained by a homeowners association, Notes of this should be required
on the final plat.
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rear% ars ui uji lsp th+• land group ine 21 4' 34445
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K. In accordance wit), the submitted traffic study, the applicant should be required to construct a
center rum lane on Locust Grove Road for the driveway intersection. The; tun) lane should be
constructed to provide a minimum of 100 -feet of storage with shadow tapers for both
approach and departure directions. Coordinate the design of the turn landte
e with District staff.
L. Based on development patterns ill this area and the resulting traffic generation, staff anticipates
that the transportation system will be adequate to accommodate additional traffic generated by
this proposed development with the requirements outlined within this report,
The following Site Specific Requirements and Standard Requirements must be met or provided
.for prior to ACiHD approval of the final plat:
Site Specific Requirements:
Dedicate 48 -feet of right-of-way from the centerline of locust Grove Road abutting the parcel
by means of recordation of a final subdivision plat or execution of a warranty deed prior to
issuance of a building permit (or other required permits), whichever occurs first. Allow up to
30 business days to process the right-of-way dedication after receipt of all requested material.
The owner will be paid the fair market value of the right-of-w4y dedicated which is an addition
to existing ACRD right-of-way,
2. Construct a 5 -foot wide concrete sidewalk on Locust Grove Road located 2 -feet within the
right -of way. If the sidewalk meanders out of the right-of-way, the applicant shall provide an
easement,
3• Construct curb, gutter and a 5 -foot wide concrete sidewalk and match paving on Wilson .Street,
Construct Wilson Lane to one-half of a 40 -foot street section.
4. Driveways on Wilson L&ne shall be located a minimum 0 50 -feet from, public street
intersections. Pave driveways their. full width of 24 to 30-fect and at least 30 -feet beyond the
edge of pavement of Wilson Lane.
0
�h O
Construct a driveway on Locust Orove located a minimum of 150 -feet from any existing or
proposed driveways or streets. Verify that the driveway location is offset 150-teet from the
approved driveway at Locust Grove Place, The applicant is proposing to constnuct a median in
the driveway, The drive aisles on both sides of the median shall be a minimum of 20 -feet wide,
Pave the driveway its full width and at least 30 -feet beyond the edge of pavement of Locust
Grove Road with 15 -foot radii abutting the pavement edge.
Construct a center turn late on Locust Grove Road for the driveway intersection. The tum lane
shall be constructed to provide a minimum of ] 00 -feet of storage with shadow tapers .for both
the approach and departure directions. Coordinate the design of the turn lane with District staff.
,•t
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t?,I*- land group i ncc 20r, '94445 p . 7
Other than the access point specilicallyapproved with this application, direct lot or parcel
access to Locust Grove Road is prohibited. Lot access restrictions, as required with this
application, shall be stated on the filial plat.
Standard Requirements:
A request for modification, variance or waiver of any requirement or policy outlined herein
shall be made in writing to the ACHD Planning and Development Supervisor. The re nest
shall specifically ide�ttifV each requirement to be reconsidered and include a written explain
of why such a requirement wouldresultin a substantial hardshi or inec quity. The written
re�c nest shall be submitted to the District no later than 9:00 a.- L2atLdk scheduled for
ACND Commission action. Those items shall be rescheduled for discussion with the
Commission on the next available meeting agenda.
Requests submitted to:the District after 9:00 a.m. on the day scheduled for Commission action
do not provide sufficient time for District staff to remove the item from the consent agenda and
report to the Commission regarding the requested modification, variance or waiver. Those
items will be acted on by the Commission unless removed from the agenda by the Commission.
2. After ACHD Commission action, any request for reconsideration of the Commission's action
shall be made in writing to the Planning and Development Supervisor within six days of the
action and shall include a minimum fee of $110.00. The request for reconsideration shall
sPecifcall identi earth re uirement to be reconsidered and include written documentation of
data that was not avaiMble to the Commission at the time of its original decision. The request
for reconsideration will be heard by the District Commission at the next regular meeting of the
Commission. If the Commission agrees to reconsider the action, the applicant will be notified
of the date and time of the Commission meeting at which the reconsideration will be heard.
Payment of applicable toad impact fees are required prior to building construction in
accordance with Ordinance #193, also known as Ada County Highway District Road Impact
Fee Ordinance.
4. All design and construction shall be in accordance with the Ada County) Iighway District
Policy Manual, ISPWC:Standards and approved supp)cments, Construction Services
procedures and all applicable ACHD Ordinances unless specifically waived herein. An
engineer registered in the State of Idaho shall prepare and certify all improvement plans.
5• The applicant shall submit revised plans for staff approval, prior to issuance of building pennit
(or otlter required permits), which incorporates any required design changes.
G. COnstiuction, use and property development shall be in conforniance with all applicable
rcquirenocnts of the Ada County Highway District prior to District approval for occupancy.
7. It is the responsibility of tile applicant to verify all existing utilities within the right-of-way.
pxisliIg utilities damaged by the applicant shall be repaired by the applicant at no cost to
Fmniain l'nrk.t nurn
Pa ,"c c
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Mbr. 20 01 VY' land gaup inc 20t 94445 P. 8
7.
ACHD. The applicant shall be required to call DtGLINE (1-800-342-1585) at least two full
business days prior to breaking ground within ACHD right-of-way. The applicant shall contact
ACHD Traffic Operations 387-6190 in the event any ACI ID conduits (spare or filled) are
compromised during any phase of constriction,
.. F�un�ain Park.cnnn
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8. No change in the tet77ns and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicarnt's authorized representative and an authorized
representative of the Ada County Highway District, The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
9• Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with
or other regulatorall rules, regulations, ordinances, plans.,
y and legal resbictions in force at the time the applicant or its successors in
interest advises the Highway Disth•ict of its intent to change the planned use of the subject
Property unless a waiver/variance of said reguirements or other legal relief is granted pursuant
to the law in effect at the time the change in use is sought.
Conclusion of Law:
1• AC;HD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Should you have any questions or comments, please contact the Planning and Development
Division at 387.6170.
Submiq�d,b
1'la»nirr and Development Staff
APR 02 '01 12:28
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Commission Action:
fou»inin Park,cnim
Pu` c 7
208 eee 6854 PAGE.08
sent By: ;
MAYOR
Rolva rk Gonne
MY C'Ul'UZ MEMEIz,M
FSM Anri:r�nn
Keith B41d
'r�„y d<wrend
Cbc6c NkcCaDd6a
208 888 6854; Apr -2-01 2:45PM; Page 2/5
.AIV"VL' ,�.. -^.•via[ r,.....•.,�
A Good Moe to Live
C1 .l .L VF WR1.1_JlAl r
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(0) 88&4433 • FAX (208) 88'7-Q813
Qty Gedc Ofikr Fka (M) 888-4218
MEMORANDUM:
To: Planning & Zoning Commission/Mayor and City Council
From: Bruce Frecklet®n, Assistant to City Engineer
Brad Hawkins -Clark, Planner /&kC--
Plonrz�"�
}po_p 5, 2001
Ike1�'1 tS0.9
Apri12, 2001
APR 0 2 2001
City of Meridian
City Clerk Office
Re: Fountain Park by David Waldron
• Annexation& Zoning of 16.0 Acres from RUT to R-15 (A7.-01-004)
• Conditional Use Permit for a Planned Development and 216 -Unit Apartment
Complex (CUP -01-007)
We have reviewed this submittal and offer thefollowing comments, av conditions of the applicant
These conditions shell be considered in full, unless wTressiy modified or deleted by motion of the
Meridian City Councils
APPLICATIONS SUIV MARY
Two separate applications are covered in this report. The Annexation & Zoning application proposes
to annex an existing parcel within Plemant Valley Subdivision to an R-15 zone. The property is a single
tax parcel but technically three (3) lots in the platted subdivision that were combined into one (1) parcel.
The CUP application proposer to develop a 216 -unit apartment complex, consisting of fourteen (14)
multi -unit, two-story buildings(two different building types). The Planned Development (PD) proposes
a gross density of 13.43 dwelling wets per acre. The PD proposes a clubhouse, pool, multi -use pathway
and interactive water feature as community amenities. A CIJP/PD application is also required for the
project since it hes within the Mixed Use area of the Comprehensive flan (Policy 5.16U).
ACHD is requiring Applicant t4 dedicate 48 -feet of right-of-way on Locust ('Trow (sufficient for a 5-1ane
arterial) and to construct a 100 -foot center turn lane on Locust Grove.
LOCATION
The subject property is located.along the east side of Locust Grove Road and south side of Wilson Lane,
approximately 450 feet south: of Fairview Avenue. The property is located in an area designated as
Mixed Planned Use Development in the Comprehensive Plan. Settlers Canal and Flume Canal (Jackson
Drain) run along the south side of the property.
SURROUNDING PROPE&T. IES
North — Eddy's Bakery and.D&B Supply are directly north of Wilson Lane, :coned C -G. Future
commercial uses are planned 1br the lots east of the bakery, also north of Wilson.
South — Two single family residential parcels abut the south side of the Jackson Drain, both zoned RUT.
West — Wrecking yard, zoned C-2 in Ada County, and the proposed Locust Grove Place Apartments,
zoned R-40.
AZ -01-004
CUP -01-007
Fountin Fork A.ptsAALCUP,doe
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Mayor, Council and P&Z
April 2, 2001
Page 2
East • - A 6 -acre, undeveloped parcel, zoned RUT in Ada County, owned by the Tuekness family abuts
the full east boundary. The recently approved Elliott Tndustrial Park/Butte Fence project is east of the
Tuckness parcel.
CURRENT OWNER OF RECORD
The Myall Trust, represented by Ms. Barbara Myall, is the current property owner and has submitted
notarized consent for the applications.
.ANNEXATION & ZONINC.r COMMENTS
1. The legal description submitted for annexation appears to meet the requirements of the Idaho
State Tax Commission and the City of Meridian. Approved copies of the legal descriptions have
been sent to the City Attorney's Office for their use in the preparation of an ordinance.
2. The requested R-15 none is an allowable zone under the Comprehensive Plan designation of
Mixed/Planned Use. Staff supports the request to annex this parcel.
3. The subject property is within. the Urban Service Planning Area. Essential City services are
available to the subject property.
4. Staff believes the requested zoning amendment meets the required findings or Ordinance 11-15-
11.A-1,.
ANNEXATION REQUIRE04ENTS
I . Applicant shall be requlired to enter into a Development Agreement with the City as a condition
of annexation. The :Development Agreement should address, among other things, specific
landscape/common area requirements, phasing timeframes, any building height limitations,
signage, pathways, and other items as required by the Commission or Council.
2. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13, Plans will
need to be approved by the appropriate irrigation/drainage district, or lateral users association,
with written confirmation of said approval submitted to the Public Works Department. It is
recognized by the City that the Applicant proposes to keep the Jackson Drain open as a project
amenity.
3. Any existing domestic -wells and/or septic; systems within this project will have to be removed
from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for
non-domestic purposes such as landscape irrigation.
AZA 1-004
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Mayor, Council and P&Z
April 2, 2001
Page 3
4. Two -hundred -fifty- and 100 -watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants.
5. Outside fighting shall be designed and placed so as not to direct illumination on any nearby
residential areas and it, accordance with City Ordinance Sections I 1-13-4.C, and 12-5-2.M.
6. Off street parking shah be provided in accordance with the City of Meridian Ordinance 11-13
for use of property.
7. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall
be submitted to the City Engineer (Ord, 557, 10-1-91) for all off=street parking areas. All site
drainage shall be contained and disposed of on-site.
A. All signage in the proposed project shalt be in accordance with the standards set forth in Section
11-14 of the City of W idian Zoning and Development Ordinance. No temporary signagm, flags,
banners or flashing sighs will be permitted.
9, Provide five -foot -wide sidewalks in accordance with City Ordinance Section 12-5-2.K.
10. All construction shall conform to the requirements of the Americans with Disabilities Act,
Underground year-round pressurized irrigation must be provided to all landscape areas on site.
Please submit hook-up and design details based on the proposed landscaping. Due to the size
of landscaped area, primary water supply connection to the City's mains will not be allowed.
Applicant shall he required to utili7x any existing surface or well water for the primary source.
If City water is proposed as a secondary source, developer shall be responsible to pay water
assessments for the en*e conunon open area,
Annexation Recommendation
Staff recommends approval of the annexation with the conditions noted above.
CONDITIONAL USE SI'TF: SPECIFIC REQUIREMENTS
As is common in a Planned Development, exceptions can be made by the City to district regulations
when they are desirable to achieve the objectives of the proposed I'll.
"Ord. Section 12-6-5 MODIFICATION OF DISTRICT REGULATIONS
A7,01-004
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Mayor, Council and P&tZ
April 2, 2001
Page 4
A PD shall be allowed only as A Conditional Use in each district subject to the standards and procedures
set forth in this Section. A PDQ shall be governed by the regulations of the district or districts in which
said PD is located, The approval of the Final Development Plan ibr a PD may provide for such
exceptions from the district regulations governing use, density, area, bulk, parking, signs, and other
regulations as may be desirable: to achieve the objectives of the proposed PD, provided such exceptions
are consistent with the standards and criteria contained in this Section."
Specific variances/exceptions that would need to be approved to grant this CUP/PD as proposed would
include:
a Provision of RV/Boat Storage (Ord. 12-6-8.A.1)
b Provision of Maintenance Building (Ord. 12-6-8.A.3)
C Tiling of Jackson Drain (Ord. 12-4-13.A.)
Handicap parking, associated signage and building construction shall meet the requirements of
the Americans with Disobilities Act (ADA) and the Fair Housing Act (FHA). For example, when
covered parking and garages are provided, at least one (1) of each type must be handicap -
accessible (see Fair TTQusing Act Design Manual 2.23). It does not appear this requirement is
currently being met on'the proposed plan. By the architect or engineer's stamp on plans, they
must certify that all colistruction meets ADA and FRA Standards.
2. Sanitary sewer service to this site is proposed via, extensions from an existing main in Wilson
Lane. Applicant will be responsible to construct the sewer mains to and through this proposed
development. Subdivision designer to coordinate main sizing and routing with the Public Works
Department. Sewer manholes are to be provided to keep the sewer lines on the south and west
sides of the centerline.
3. Water service to this site will be via extensions from existing mains in Wilson Lane, and Locust
Grove. Applicant will be responsible to construct the water maims to and through this proposed
development. Subdivision designer to coordinate main sizing and routing with the Public Works
Department. Please provide the Public works department with information on anticipated fire
flow and domestic water requirements for the proposed site. Water service to this development
is contingent upon positive results from a hydraulic analysis by our computer model. Flow and
pressure from the existing mains should be monitored with the Meridian Water Department.
4. Assessments for sewer: and water service are determined during the building permit application
process. This developrbent shall be subject to applicable Latecomers fees, currently $533.00 per
equivalent residential unit.
Underground year-round pressurized irrigation must be provided to all landscape areas on site.
Please submit hook-up and design details based on the proposed landscaping. Due to the size
AL -0 i 4►a4
CUP -01-W
APR 02 101 15:56
Fountain Puck Apis.AZ,CUP,doc
SAG GC C] COLZA onnc M=
sent By: ;
To: City Clerk At: 8884218
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200 E. Cerkon Ave., $to. 201
Mwdun, un, ID 83642
Phone: (208)684-5533
Fex (208)886054
208 888 6854; Apr -2-01 2:45PM; Page 1/5
To: ,_ v David Wakkm From: Sonya pay
CC: Phil Hull, City Clerk
Fmc 34548791939-4445 Datta Z -o I
phone: PaRew S (Induding cover)
Ra Fountain Pa* sW Comment& CC:
❑ ur8em 0 For Review ❑ Pleme Con m M ❑ Pieme Reply ❑ Pismo Recyc!•
•Canmmnts
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Mayor, Council and P&Z
April 2, 2001
Page 5
of landscaped area, primary water supply connection to the City's mains will not be allowed.
Applicant shall be required to utilize any existing surface or well water for the primary source.
If City water is proposed as a secondary source, developer shall be responsible to pay water
assessments for the entire common open area.
6. The Utility Plan (Sheet C-3) shows a ten -toot wide easement for the Settlers Canal in its new,
relocated position. This easement is not shown on the Site Master Plan. Assuming this easement
is in its correct location, all buildings and parking areas are located outside the casement, so no
license agreements should be necessary, however, if the irrigation district requires a License
Agreement for the pathway or the parking areas that border the easement, such agreements mast
be presented with the Certificate of 7A)ning Compliance application.
7. Nineteen (19) separate stormwater swales are shown on the Grading Concept Plan (Sheet C-1).
Any of these swales that are included in the minimum. 10% open space requirement must be
designed with slopes no greater than 4:1 and grass so that any standing water is drained within
24 hours of the completion of a storm event. All stormwater facilities should be designed in
accordance with Section 11 of the Landscape Ordinance.
8, The Site Master Plan (Sheet MP -1) proposes an interactive water feature within the central
commons area. No details were provided on the design, depth and water source for this fbature.
The Applicant should be prepared to address these three (3) issues at the P&7 Commission
public hearitng, If possible, Staff recommends either filtered irrigation water or recycled domestic
water be utilized to conserve City water. In addition, all appropriate safety mechanisms must be
installed to prevent any child h>a7zrds,
9. The pool area must be fenced with a minimum 4 -foot high fence to restrict access into the pool
area by unattended children.
10. The Landscape Plan meets ordinance and is recommended for approval as proposed. No existing
trees were called -out on the plan. If there are existing trees on the site four (4) inch caliper or
greater, they must be preserved or mitigated for in accordance with the Landscape Ordinance,
11. The applicant is responsible to ensure no utility easements exist that would preclude the proposed
landscaping. All landscaping shown will be required, with the addition mentioned above. A few
trees adjacent to the pathway appear to be within the Settlers Canal easement. The Applicant
must ensure these trees are planted outside the easement or enter into a License Agreement with
the irrigation company.
12. No pedestrian or bicycle connection is available to Wilson Lane except via the driveway, which
is more than 600 feet east of Locust Grove. Since most of the site pedestrian traffic is anticipated
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Mayor, Council and P&Z
April 2, 2001
Page 6
to travel north to the Hollywood Video, Walgreens, Fred Meyer and other commercial uses on
Fairview Avenue, Staff recommends a minimum 10 -foot wide pedestriar✓bicycle access path be
provided through the Wilson Lane landscape berm to connect with the Wilson Lane sidewalk.
Staff leaves the exact location of the path up to the Applicant, but a logical option would be to
extend the sidewalk on the east side of Building A-1 that serves the row of six (6) parking stalls
to the north.
13. No elevations of the darports were provided with the application. The carport construction
materials and colors should compliment the garage and building materials.
14. Ordinance 11-13-4.G allows compact parking stalls "upon petition" to the City. The Site Master
Plan shows 27 spaces, or 5.2% of the total number of stalls. These compact stalls are dispersed
in four (4) sets throughout the site. Staff recommends approval of the stalls, with the exception
of the row of ten (10) stalls along the south property line. We recommend this row of stalls be
broken -up to provide better access by residents of Building A-13.
15. Storage areas shall be provided for the anticipated needs of boats, campers and trailers. For
typical residential development, one (1) adequate space shall be provided every two (2) living
units. This may be reduced by City action if there is a showing that the needs of a particular
development are less. Staff recognizes that, due to the chose proximity of Avest Mini Storage just
north on Locust Grove Road, this requirement could be waived.
16. One (1) additional parking space beyond that which is required by the Zoning Ordinance may be
required for every three (3) dwelling units to accommodate visitor parking (Ordinance 12-6-8-A-
2). The proposed complex is providing 72 stalls to accommodate the visitors, which meets this
ordinance.
17. Staff recommends apptoval of the front and side elevations for the 16-plex buildings, clubhouse
elevations, and garage elevations as submitted, However, no rear building elevations of the 16-
plex apartments were provided nor any elevations of the 8-plex buildings. If possible, Applicant
should provide these elevations for review by the Commission at the public hearing. The
Commission could also simply require these elevations be designed with similar features as the
elevations shown (i.e. decks, same percentage of window treatment, etc.).
18. Per Ordinance 12-6-7.E.5, proposals for Planned Unit Developments must include a minimum
of ten percent (10%) common area. Common open space shall mean land area exclusive of street
rigbts-of-way, buildiAgs, parking areas, structures, and appurtenances except those
improvements that are accessible and available to all occupants of the private waits within the PD.
The pool and clubhouse may count toward the required 10% amount. No calculations for open
space were submitted with the application. The Site Master Plan (Sheet6 MP -1) shows a
A7,01-004
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landscaped area calculation of 55.81%, but it appears this calculation includes the required
Locust Grove and Wilson street buffers and the Jackson Drair> which are not allowable open
space amenities. The Applicant should present the open space calculations to the Commission
at the hearing, using only those areas that are allowable common open space as defined in the
Landscape Ordinance, 'Section 2.
19. Six -foot -high, permanent fencing shall be required along the full eastern boundary of the subject
parcel. Apphcant should clarify the type of fencing and any other locations of proposed fencing
at the P&Z Commission public hearing. Applicant moist submit detailed fencing plans for review
and approval with submittal of the Certificate of Zoning Compliance application. All required
fencing is to be in place prior to issuance of building permits.
20, One (1) project sign is proposed at the main complex entrance on S. Locust Grove Road (see
Landscape Plan). No project signage is proposed at the Wilson Lane entrance. No details of the
main entry sign were submitted. In the R-15 zone, the maximum background area allowed is 32
sq. f1, and the maximum height is six feet (6').The entry signage for the subdivision must be
placed outside of a 10' X 20' clear sight triangle, measured from the projected intersection of
Locust Grove Road and the entry drivo; or if the sign is reduced to 3' or less in height, it may
be placed within the sight triangle,
21. No construction phasing plans were submitted with the application. If the Applicant intends to
phase the building construction of the project, this should be stated at the public hearing and
addressed as part of the Development Agreement.
CONDITIONAL USE GENERAL REOUIUMENTS
1. Off-street parking shall be provided in accordance with the City of Meridian Zoning and
Development Ordinance (11-13-4) and/or as detailed in site-specific requirements.
2. Paving and striping shaU be in accordance with the standards set forth in the City of Meridian
Zoning and Development Ordinance (11-13-4 and 11-13-5) and in accordance with Americans
with Disabilities Act (ADA) requirements.
3. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall
be submitted to the City Engineer for all off-street parking areas. All site drainage shall be
contained and disposed of on-site.
4. Outside lighting shall be designed and placed so as not to direct illumination on any nearby
residential areas or the traveling public in accordance with City Ordinance 11-13-4.C,
A7,01-004 Fountain ParkApts.AL.CU1%Jw
CUP -01-007
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Mayor, Council and P&Z
April 2, 2001
Page 8
208 888 6854;
Apr -2-01 3:15PM; Page 5/6
S. All signage shall be in accordance with the standards set forth in the City of Meridian Zoning and
Development Ordinance or a, specifically approved. No temporary signage, flags, banners or
flashing signs will be piermitted.
6. Provide five-foot wide pedestrian walkways in accordance with City Ordinance.
7. A maintenance building or approved area shall be provided that is suitable for the services
required for the repair and maintenance of all common areas. The site plan does not eurreptly
have such a building. Applicant must make their case to the Commission and Council to have
this requirement removed, as allowable under the PD application process,
81 In accordance with Ordinance 11-12-1.C., trash collection areas shall be enclosed on at least
three (3) sides by a soCid wall or fence of at least four feet (4') in height, Coordinate screened
trash enclosure locations and construction requirements with Sanitary Service Company and
provide a letter of approval from their office prior to applying for building permits,
CUP Recommendation
Staff recommends approval of the CUP application, with the conditions noted above.
COMPREHENSIVE PLAN POLICIES
The subject property is located in an area designated as Mixed Planned Use Development in the
U.'eridian Comprehensive Plan. The 1993 Comprehensive Plan contains a variety of goals and policies
relevant to this application. The f ollowing sections most directly apply to the proposed project and are
repeated here for the Council and Commission's consideration during the hearing process.
Land Use Chapter
1.4U — Encourage new development that reinforces the City's present development pattern of higher
density development within, the Old Town area and lower density development in outlying areas.
1.8U — Promote the development of high-quality and environmentally compatible residential areas that
contain the necessary parks, schools and commercial facilities to maintain and form identifiable
neighborhoods,
2.1 U -- Support a variety of residential categories (urban, rural, sing)e-family, multi -family, townhouses,
duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range
of affordable housing opportunities.
2.21 J — Support strategies for the development of neighborhood parks within all residential areas.
2.3U _ Protect and maintain residential neighborhood property values, improve each neighborhood's
physical condition and, enhance its quality of life for residents.
6.8U New urban density subdivisions which abut or are proximal to existing rural residential land uses
shall provide screening and transitional densities with larger, more comparable lot sizes to bullar
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APR 02 '01 16:25 2oe e9e 6954 pony -PF
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April 2, 2001
Page 9
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the interface between the urban level densities and rural residential densities.
Natural Resources and Hazardous Areas
1.1IT -- Identify and protect areas with special characteristics such as stream corridors, canals, and
wetlands.
2.1 U - Development along major drainage ways will be restricted to ensure that development does not
cause additional ground or surface water contamination.
3.1 U - Manage and prevent unsuitable uses along drainageways and protect the flood plains of creeks
and drains.
Transaortation
1.4U - Monitor and coordinate the compatibility of the land use and transportation system.
1.20IJ - Encourage proper design of residential neighborhoods to ensure their safety and tranquility.
QWn Space Parks and Recreation
2.51T - New subdivision development... will be considered as opportunities to—Encourage the
development of recreational open spaces and parks as part of new planned developments.
Housing
1.1 - ...provide for a wide diversity of housing types ... in a variety of locations suitable for residential
development.
1.4 -The development of housing for all income groups close to employment and shopping centers shall
be encouraged.
1.6 - Housing proposals shall be phased with transportation, open space and public service and facility
plans, which will maximize benefits to the residents, minimize conflicts and provide a tie-in between new
residential areas and service needs.
1.19 High-density development, where possible, should be located new open space corridors or other
permanent major open space and park facilities, and near major access thoroughfares.
Commin►�gnn Chapter
5.2 - Ensure that all new development enhances rather than detracts from the visual quality of its
surroundings, especially in areas of prominent visibility.
6.11U - Promote well-planned and well -designated affordable housing in all Meridian neighborhoods.
AZ -O1 -00a
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Mountain Park Ap ALC IJP,doc
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APR 02 '01 16:25 208 Bee 6854 PAGE.06
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Statesman RECE��Eo
P.O. Box 40, Boise, Idaho 83707-0040 MAy 0 2 2001
LEGAL ADVERTISING PROOF OF PUBLICATIONP,,rRlolAN_
Account If
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Identification
Clerk of The Idaho Statesman, a daily newspaper printed and published at
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MERIDIAN, ID 83642
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"LEGAL NOTICE ' ``-'1 i i S'
JANICE HILDRETH, being duly sworn, deposes and says: That she is the Principal
i NOTICE OF HEARING. !!s .3+.
Clerk of The Idaho Statesman, a daily newspaper printed and published at
16E IS HEREBY GIVEN pursuant to the.,
nces;of the Cof,Meridian and the,
Boise, Ada County, State of Idaho, and having a general circulation therein, and
has been in
of, the .'State oil Idaho that the City.:
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the Merian Cit ill hold a
which said newspaper continuously and uninterruptedly published
said County during a of twelve consecutive months to the first
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hearing at a Meridian City Hall, 33
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period prior
16;30 on May 1,2001, for, the
publication of the notice, a copy of which is attached hereto: that said notice
;
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was published in The Idaho Statesman, in conformity with Section 60-108,
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STATE OF IDAHO )
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COUNTY OF ADA
On this 3 0 day of APRIL in the year of 2001
before me, a Notary Public, personally appeared before me Janice Hildreth
known or identified to me to be the person whose name subscribed to the
within instrument, and being by me first duly sworn, declared that the state-
ments therein are true, and acknowledged to me that she executed the same,
Notary Public for Idah,
Residing at: Boise, Idaho
My Commission expires: ae
FILE COPY
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian
and the Laws of the State of Idaho that the City Council of the City of Meridian will hold
a public hearing at the Meridian City Hall, 33 East Idaho Street, Meridian, Idaho, at the
hour of 6:30 p.m. on May 1, 2001, for the purpose of reviewing and considering the
applications of:
Packard Estates Development, LLC, for a Conditional Use Permit of 3 residential
lots to be developed as a subdivision, pool, clubhouse and recreation area in an R-4
zone for Packard Subdivision generally located north of East Fairview Avenue, west of
North Eagle Road on North Hickory Way;
Ronald and Coleen Schaub for a rezone of approximately .22 acres from R-4 to
C -C for Partition Specialties generally located at 1315 North Meridian Road;
David Waldron for annexation and zoning of 16 acres from RT to R-15 for
proposed Fountain Park and a Conditional Use Permit for a planned development,
proposed Fountain Park, on 16 acres for apartments within a proposed R-15 zone
generally located on the southeast corner of Locust Grove and Wilson Lane;
Idaho Banking Company for a rezone of .51 acres from R-4 to L -O generally
located at 403 West Cherry Lane.
PUBLISH April 13th and 27th, 2001.
FILE COPY
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian
and the Laws of the State of Idaho that the City Council of the City of Meridian will hold
a public hearing at the Meridian City Hall, 33 East Idaho Street, Meridian, Idaho, at the
hour of 6:30 p.m. on May 1, 2001, for the purpose of reviewing and considering the
applications of:
Packard Estates Development, LLC, for a Conditional Use Permit of 3 residential
lots to be developed as a subdivision, pool, clubhouse and recreation area in an R-4
zone for Packard Subdivision generally located north of East Fairview Avenue, west of
North Eagle Road on North Hickory Way;
Ronald and Coleen Schaub for a rezone of approximately .22 acres from R-4 to
C -C for Partition Specialties generally located at 1315 North Meridian Road;
David Waldron for annexation and zoning of 16 acres from RT to R-15 for
proposed Fountain Park and a Conditional Use Permit for a planned development,
proposed Fountain Park, on 16 acres for apartments within a proposed R-15 zone
generally located on the southeast corner of Locust Grove and Wilson Lane;
Idaho Banking Company for a rezone of .51 acres from R-4 to L -O generally
located at 403 West Cherry Lane.
PUBLISH April 13" and 27t", 2001.
FILE COPY
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian
and the Laws of the State of Idaho that the City Council of the City of Meridian will hold
a public hearing at the Meridian City Hall, 33 East Idaho Street, Meridian, Idaho, at the
hour of 6:30 p.m. on May 1, 2001, for the purpose of reviewing and considering the
applications of:
Packard Estates Development, LLC, for a Conditional Use Permit of 3 residential
lots to be developed as a subdivision, pool, clubhouse and recreation area in an R-4
zone for Packard Subdivision generally located north of East Fairview Avenue, west of
North Eagle Road on North Hickory Way;
Ronald and Coleen Schaub for a rezone of approximately .22 acres from R-4 to
C -C for Partition Specialties generally located at 1315 North Meridian Road;
David Waldron for annexation and zoning of 16 acres from RT to R-15 for
proposed. Fountain Park and a Conditional Use Permit for a planned development,
proposed Fountain Park, on 16 acres for apartments within a proposed R-15 zone
generally located on the southeast corner of Locust Grove and Wilson Lane;
Idaho Banking Company for a rezone of .51 acres from R-4 to L -O generally
located at 403 West Cherry Lane.
PUBLISH April 13th and 27th, 2001.
Affidavit of Mailing of Public Hearing Notices
Subject: Fountain Park
File No.: CUP 01-007
I, Shelby E. Ugarriza , hereby certify that the public hearing
notices were sent to the property owners adjacent to the subject
property noted in the mailing list on April 16, 2001 for the public
hearing on May 1, 2001, and witnessed by Tara Green.
Signed,
(witness)
Date
Date
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian
and the Laws of the State of Idaho, that the Meridian Planning and Zoning Commission
of the City of Meridian will hold a public hearing at the Meridian City Hall, 33 East Idaho
Avenue, Meridian, Idaho, at the hour of 7:00 p.m. on April 5, 2001, for the purpose of
reviewing and considering the application of David Waldron for annexation and zoning
of 16 acres from RT to R-15 for proposed Fountain Park;
Furthermore, the applicant also requests a conditional use permit for planned
development on 16 acres for apartments within a proposed R-15 zone for proposed
Fountain Park generally located on southeast corner of Locust Grove and Wilson Lane.
A more particular description of the above property is on file in the City Clerk's
office at Meridian City Hall, 33 East Idaho Avenue, and is available for inspection during
regular business hours, Monday through Friday, from 8:00 a.m. to 5:00 p.m.
A copy of the application is available upon request. Any and all interested
persons shall be heard at said public hearing, and the public is welcome and invited to
submit testimony. Oral testimony may be limited to three (3) minutes per person.
Written materials may be submitted seven (7) days prior to the above hearing date so
that all interested parties may examine them prior to the hearing. All materials
presented at public meetings shall become property of the City of Meridian. Anyone
desiring accommodation for disabilities related to documents and/or hearings, please
contact the City Clerk's Office at 888-4433 at least 72 hours prior to the public meeting.
DATED this 8th day of March, 2001
WILLIAM G. BERG, JR.,
PUBLISH 16th and the 30th of March, 2001
``q`1,�«e�Y�tlt►ttrrfyi
CL'R
f
HUB OF TREASURE VALLEY
MAYOR
A Good Place to Live
LEGAL DEPARTMENT
(208) 288-2499 ° Fax 288-2501
Robert D. Come
CITY OF MERIDIAN
PUBLIC WORKS
CITY COUNCIL MEMBERS
BUILDING DEPARTMENT
Ron Anderson
33 EAST IDAHO
(208) 887-2211 ° Fax 887-1297
MERIDIAN, IDAHO 83642
Keith Bird
(208) 888-4433 • Fax (208) 887-4813
PLANNING AND ZONING
Tammy deWeerd
City Clerk Office Fax (208) 888-4218
DEPARTMENT
Cherie McCandless
(208) 884-5533 ° Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Hall
Attn: Will Berg, City Clerk, by: March 29
Transmittal Date: March 7, 2001
File No • CUP 01-007
2001
Hearing Date: April 5, 2001
Request: Conditional Use Permit for a planned development, proposed Fountain
Park on 16 acres for apartments within a proposed R-15 zone
B David Waldron
Y
Location of Property or Project:
Sally Norton, P/Z
Jerry Centers, P/Z
Bill Nary, P/Z
Kevin Shreeve, P/Z
Keith Borup, P/Z
Robert Come, Mayor
Ron Anderson, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service
southeast corner of Locust Grove and Wilson Lane
Meridian School District
Meridian Post Office
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co.
U.S. West
Intermountain Gas
Bureau of Reclamation
Idaho Tr "tion Department
6darc6ounty l
Building Department Your Concise Remarks:
Fire Department
Police Department
City Attorney
City Engineer To/ =)kt
City Planner
Parks Department (R.,rderm ionw
AZ•27 FP•24 PPIPFP•26 VARNAC• 20 CUP .28 •
R - 9 2001r, MAR 0 u 2001
'v _- -
03/28/2001 06:43
2088885052 SANITARY SERVICE
PAGE 17
MAYOR
Nue OF I'REAsURE VALLEY
Robert D. Come
A Good Place to Live
LEGAL DEPARTMENT
CITY
CITY OF MERIDIAN
(708) 288,2499 - Fax 8 2501
COUNCIL MEMBERS
Ron Anderson
33 EAST IDAHO
PUBLIC WORKS
BUILDING DEPARTMENT
Keith Bird
MERIDIAN, IDAHO 83642
(208) 8872211 • Fax 887.1297
Tammy deWeerd
(208) 888-4433 • Fax (208) 887.4813
PLANNING AND ZONING
Cherie McCandless
City Clerk Office Fax (208) 888-4218
DEPARTMENT
(208) 884.5533 • Fax 888.6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Hall
Attn: Will Berg, City Cleric, by: March 29, 2001
Transmittal Date: March 7, 2001 Hearing Date: April 5, 2001
File No.: CUP 01-007
Rdquest: Conditional Use Permit for a planned development, proposed Fountain
Park on 16 acres for apartments within a proposed R-15 zone
By: David Waldron
Location of Property or Project: southeast corner of Locust Grove and Wilson Lane
Sally Norton, P/Z
Jerry Centers, P/Z
Bill Nary, P/Z
Kevin Shreeve, P/Z
Keith Borup, P/Z
Robert Come, Mayor
Ron Anderson, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service
Building Department
Fire Department
Police Department
City Attorney
Meridian School District
Meridian Post Office
Ada County Highway District
Community Planning Assoc,
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co,
U.S. West
Intermountain Gas
Bureau of Reclamation
Idaho Transportation Department
Ada County
Your Concise Remarks/:
City Engineer
City Planner
Parks Department (noswo wo w
AZ.27 FP.21 PP/PPF.1$ VMjVAC. 20 CUP.2,
MAR 28 '01 07:06
MAR 2 8 2001
OFMERIDIAlST
20gB9ASAS;) Par= 1 rJ